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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Office buildings
325 Greenbrier Dr 100 Charlottesville, VA 22901-1618
Entity Owned
4-yr Hold
Free & Clear
Property ID
US87-0905888
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Total area
3,680 SF
Lot
0.52 ac (22,825 SF)
Zoning code
C1 COMMERCIAL
APN
061W0-03-00-006A0
UPID
US87-0905888
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
-
Clearwater Systems Charlottesville, VA Home Appliance Store Hardware & Home Improvement
-
Mechanical Building Solutions Llc HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.41M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.16M
Blend (final)
Blend
$1.39M
Owner & transaction history
L&e Properties LLC · 4 yrs held
L&e Properties LLC
since 2022
Last sale
$1.4M
2 recorded transactions
Zoning & alternative use
C1 COMMERCIAL · Charlottesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Development Code PDF
Top alternative use upside
Retail stores
$975,000
+15.9%
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
$1,350,000
ML approach
$1,405,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$840,000
Current use
RETAIL STORES
$975,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±10% · vs last sale $1.40M (May 13 2022)
Last sale anchor
$1.40M
May 13 2022
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
$378 / 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
$12,288
Tax year 2024
Assessed value
$1,438,900
Assessed 2024
Previous assessed
$1,392,700
+3.3% YoY
Effective rate
0.85%
On assessed value
Assessed land
$587,500
Assessed improvement
$851,400
Land market value
$587,500
Improvement market value
$851,400
Total market value
$1,438,900
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Heating
NONE
Stories
1
Total area
3,680 SF
Lot
0.52 ac (22,825 SF)
Zoning code
C1 COMMERCIAL
APN
061W0-03-00-006A0
UPID
US87-0905888
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$840,000
RETAIL STORES
Est. value
$975,000
OFFICE BUILDING Current
RETAIL STORES
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
2007
Heating
NONE
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
L&e Properties LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2829 ZION RD, TROY, VA 22974-3245
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2022
$1,400,000
L&e Properties LLC
E&l Holdings LLC
Deed
—
Jun 30, 2009
—
L & E Properties LLC
E & L Holdings LLC
Grant Deed
related
—
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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