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Property profile & analytics
OFF-MARKET
Estimated value
$6,050,000
Assisted living facilities
250 Pantops Mtn Rd Charlottesville, VA 22911-8686
Individually Owned
1-yr Hold
Free & Clear
Property ID
US87-0701951
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1990
Total area
160,621 SF
Lot
55.78 ac (2,429,777 SF)
Zoning code
PLANNED RES. DEV.
APN
07800-00-00-055A6
UPID
US87-0701951
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Hostetter a M MD Physician
-
Edwina T. Forch, NP Physician
-
Joseph Hostler Physician
-
Lisa Passarella Physician
-
Genesis Health Care Corporation Health
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.05M
Owner & transaction history
Barry Webb Battle · 1 yrs held
Barry Webb Battle
since 2024
7 recorded transactions
Zoning & alternative use
PLANNED RES. DEV. · Charlottesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$9.6M
+37.2%
Warehouse, storage
$7.4M
+5.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Charlottesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlottesville submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$7,005,000
Current use
INDUSTRIAL (GENERAL)
$9,605,000
Change: +37% · Conversion: Difficult
WAREHOUSE, STORAGE
$7,370,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$6.05M
Range $5.45M – $6.66M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$38 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$160,924,100
Assessed 2024
Previous assessed
$160,169,900
+0.5% YoY
Assessed land
$11,746,500
Assessed improvement
$149,177,600
Land market value
$11,746,500
Improvement market value
$149,177,600
Total market value
$160,924,100
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1990
Heating
HEAT PUMP
Cooling
CENTRAL
Buildings
54
Stories
4
Rooms
310
Bathrooms
132
Total area
160,621 SF
Lot
55.78 ac (2,429,777 SF)
Zoning code
PLANNED RES. DEV.
APN
07800-00-00-055A6
UPID
US87-0701951
Jurisdiction
ALBEMARLE
Zoning & alternative use
PLANNED RES. DEV. · Charlottesville, VA
Zoning PLANNED RES. DEV. · permitted uses
PLANNED RES. DEV. · Charlottesville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Charlottesville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$7.0M
INDUSTRIAL (GENERAL)
Est. value
$9.6M
WAREHOUSE, STORAGE
Est. value
$7.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Heating
HEAT PUMP
Cooling
Yes
Stories
4
Buildings
54
Rooms
310
Bathrooms
132
Lot
55.78 ac
Current owner
From public records · entity-resolved
Barry Webb Battle
Individual
Free & Clear · 1 yrs held
Mailing address
250 PANTOPS MTN RD, CHARLOTTESVILLE, VA 22911-8686
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2024
—
Barry Webb Battle
Barry W Battle
Deed
related
—
Oct 5, 2016
—
Westminster-canterbury Of Blue Ri
—
Deed
related
$118,740,000 · Us Bk
Jun 30, 2016
—
Westminster Canterbury
—
Deed
related
$118,740,000 · Us Bank NA
Dec 11, 2012
—
Westminster-canterbury Of Blue Ri
—
Deed Of Trust
related
$118,740,000 · Us Bank NA
—
—
Westminster-canterbury Of Blue Ri
—
Loan Modification
related
$83,976,815 · Us Bk
—
—
Westminster-canterbury Of Blue Ri
—
Loan Modification
related
$118,740,000 · Us Bk
—
—
Westminster-canterbury Of Blue Ri
—
Loan Modification
related
$118,740,000 · Us Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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