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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Grocery and convenience stores
2808 Hydraulic Rd Charlottesville, VA 22901-8903
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US87-1100128
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1961
Total area
2,502 SF
Lot
0.75 ac (32,670 SF)
Zoning code
C1 COMMERCIAL
APN
06100-00-00-024A0
UPID
US87-1100128
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
-
All Star Barbers Barber Shop
-
Hilltop Grocery Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$915k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Hilltop Grocery LLC · 2 yrs held
Hilltop Grocery LLC
since 2023
Last sale
$995,000
5 recorded transactions
Zoning & alternative use
C1 COMMERCIAL · Charlottesville, VA
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
$1,025,000
ML approach
$915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±10% · vs last sale $995k (Dec 21 2023)
Last sale anchor
$995k
Dec 21 2023
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
$410 / 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
Tax billed
$8,073
Tax year 2024
Assessed value
$945,300
Assessed 2024
Previous assessed
$905,200
+4.4% YoY
Effective rate
0.85%
On assessed value
Assessed land
$467,200
Assessed improvement
$478,100
Land market value
$467,200
Improvement market value
$478,100
Total market value
$945,300
Applied tax rate
1.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1961
Heating
HEAT PUMP
Buildings
2
Stories
2
Total area
2,502 SF
Lot
0.75 ac (32,670 SF)
Zoning code
C1 COMMERCIAL
APN
06100-00-00-024A0
UPID
US87-1100128
Jurisdiction
ALBEMARLE
Zoning & alternative use
C1 COMMERCIAL · Charlottesville, VAZoning C1 COMMERCIAL · permitted uses
C1 COMMERCIAL · Charlottesville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Development Code PDF
Building & site characteristics
From public records
Year built
1961
Heating
HEAT PUMP
Stories
2
Buildings
2
Lot
0.75 ac
Current owner
From public records · entity-resolved
Hilltop Grocery LLC
Entity
Mailing address
5193 COVENTRY LN, BARBOURSVILLE, VA 22923-1618
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2023
$995,000
Hilltop Grocery LLC
Baba Ventures INC
Deed
$796,000 · Pioneer Bank
Aug 29, 2016
—
Baba Ventures INC
—
Deed
related
$620,000 · Sonabank NA
Oct 16, 2013
$825,000
Baba Ventures INC
Dwf LLC
Grant Deed
$575,000 · Dwf LLC
—
—
Baba Ventures INC
—
Deed Of Trust
related
$620,000 · Sonabank NA
—
—
Dwf LLC
—
Deed Of Trust
related
$2,000 · First Citizens Bank & Trust Co
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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