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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Office buildings
3317 Berkmar Dr Charlottesville, VA 22901-1491
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1092745
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
3,259 SF
Lot
0.37 ac (16,204 SF)
Zoning code
C1 COMMERCIAL
APN
04500-00-00-109C3
UPID
US87-1092745
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
-
Anew Salon Hair Salon Nail Salon
-
Ricoh USA Inc (Bike/Boat/Book/etc) Store Corporate Office
-
Bovenizer Suzanne Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$735k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$742k
Blend (final)
Blend
$710k
Owner & transaction history
Me & Mom LLC · 4 yrs held
Me & Mom LLC
since 2022
Last sale
$700,000
4 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
$860,000
+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
$675,000
ML approach
$735,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Current use
RETAIL STORES
$860,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $700k (Jul 29 2022)
Last sale anchor
$700k
Jul 29 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
$218 / 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
$6,181
Tax year 2024
Assessed value
$723,800
Assessed 2024
Previous assessed
$705,200
+2.6% YoY
Effective rate
0.85%
On assessed value
Assessed land
$385,000
Assessed improvement
$338,800
Land market value
$385,000
Improvement market value
$338,800
Total market value
$723,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2008
Heating
FORCED AIR
Stories
2
Total area
3,259 SF
Lot
0.37 ac (16,204 SF)
Zoning code
C1 COMMERCIAL
APN
04500-00-00-109C3
UPID
US87-1092745
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
$745,000
RETAIL STORES
Est. value
$860,000
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
2008
Heating
FORCED AIR
Stories
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Me & Mom LLC
Entity
Mailing address
3317 BERKMAR DR, CHARLOTTESVILLE, VA 22901-1491
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
$700,000
Me & Mom LLC
Bbsm LLC
Deed
$595,000 · Pioneer Bank
Apr 26, 2018
$555,000
Bbsm LLC
Larner,james & Roxane
Grant Deed
$471,750 · Bank Of The James
Oct 14, 2016
$537,500
James Larner
Loupe LLC
Grant Deed
—
—
—
Loupe LLC
—
Deed Of Trust
related
$300,000 · Union First Market Bank
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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