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Property profile & analytics
OFF-MARKET
Life science properties
450 Ray C Hunt Dr Charlottesville, VA 22903-2980
Entity Owned
Free & Clear
Property ID
US87-0789852
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
2002
Total area
48,404 SF
Lot
3.73 ac (162,392 SF)
Zoning code
PLANNED DEV. MIXED COMM.
APN
07600-00-00-017B8
UPID
US87-0789852
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
-
Dr. Helmy M. Siragy, MD Physician
-
University of Va Health System University Doctor
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
RECTOR & VISTORS OF UNIVERSITY OF VIRGINIA
RECTOR & VISTORS OF UNIVERSITY OF VIRGINIA
Zoning & alternative use
PLANNED DEV. MIXED COMM. · 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
Assessed value
$25,048,200
Assessed 2024
Previous assessed
$22,609,100
+10.8% YoY
Assessed land
$2,208,500
Assessed improvement
$22,839,700
Land market value
$2,208,500
Improvement market value
$22,839,700
Total market value
$25,048,200
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
2002
Heating
CENTRAL
Buildings
2
Stories
2
Total area
48,404 SF
Lot
3.73 ac (162,392 SF)
Zoning code
PLANNED DEV. MIXED COMM.
APN
07600-00-00-017B8
UPID
US87-0789852
Jurisdiction
ALBEMARLE
Zoning & alternative use
PLANNED DEV. MIXED COMM. · Charlottesville, VA
Zoning PLANNED DEV. MIXED COMM. · permitted uses
PLANNED DEV. MIXED COMM. · 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
2002
Heating
CENTRAL
Stories
2
Buildings
2
Lot
3.73 ac
Current owner
From public records · entity-resolved
RECTOR & VISTORS OF UNIVERSITY OF VIRGINIA
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 400726, CHARLOTTESVILLE, VA 22904-4726
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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