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Property profile & analytics
OFF-MARKET
Strip malls
4405 Ivy Cmns Charlottesville, VA 22903-7123
Entity Owned
14-yr Hold
Free & Clear
Property ID
US87-1303422
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1950
Total area
9,632 SF
Lot
3.46 ac (150,500 SF)
Zoning code
C1 COMMERCIAL
APN
05800-00-00-084E0
UPID
US87-1303422
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
-
Robertson Renovations + New Construction Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ivy Commons LLC · 14 yrs held
Ivy Commons LLC
since 2012
4 recorded transactions
Zoning & alternative use
C1 COMMERCIAL · Charlottesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$14,227
Tax year 2024
Assessed value
$1,665,900
Assessed 2024
Previous assessed
$1,363,900
+22.1% YoY
Effective rate
0.85%
On assessed value
Assessed land
$888,100
Assessed improvement
$777,800
Land market value
$888,100
Improvement market value
$777,800
Total market value
$1,665,900
Applied tax rate
4.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1950
Heating
YES
Stories
1
Total area
9,632 SF
Lot
3.46 ac (150,500 SF)
Zoning code
C1 COMMERCIAL
APN
05800-00-00-084E0
UPID
US87-1303422
Jurisdiction
ALBEMARLE
Zoning & alternative use
C1 COMMERCIAL · Charlottesville, VA
Zoning 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
Charlottesville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1950
Heating
YES
Stories
1
Lot
3.46 ac
Current owner
From public records · entity-resolved
Ivy Commons LLC
Entity
Free & Clear · 14 yrs held
Mailing address
2992 PLANK RD, NORTH GARDEN, VA 22959-2332
Ownership since
2012
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
May 23, 2012
—
Ivy Commons LLC
Babaian,vartan & Catalina
Grant Deed
related
—
Aug 3, 2011
$1,150,000
Vartan Babaian
Ic LLC
Grant Deed
$400,000 · Ic LLC
—
—
Ic LLC
—
Deed Of Trust
related
$472,728 · Wachovia Bank NA
—
—
Ic LLC
—
Deed Of Trust
related
$605,000 · Branch Banking & 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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