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Property profile & analytics
OFF-MARKET
Estimated value
$5,035,000
Assisted living facilities
505 Rio W Rd Charlottesville, VA 22901-1411
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-0769175
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Total area
40,053 SF
Lot
11.67 ac (508,345 SF)
Zoning code
R6 RESIDENTIAL
APN
04500-00-00-02600
UPID
US87-0769175
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
-
Charlottesville Health & Rehabilitation Center Physical Therapist Physical Therapy Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.04M
Owner & transaction history
505 Rio Road West LLC · 5 yrs held
505 Rio Road West LLC
since 2021
Last sale
$4.9M
5 recorded transactions
Zoning & alternative use
R6 RESIDENTIAL · Charlottesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.0M
+241.0%
Medical building
$4.6M
+161.4%
Auto repair, garage
$3.8M
+117.5%
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
$5,200,000
ML approach
$5,085,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,955,000
Change: +241% · Conversion: Difficult
MEDICAL BUILDING
$4,565,000
Change: +161% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,800,000
Change: +117% · Conversion: Difficult
Blend value · Realmo final
$5.04M
Range $4.53M – $5.54M · ±10% · vs last sale $4.92M (Jun 2 2021)
Last sale anchor
$4.92M
Jun 2 2021
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
$126 / 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
$90,527
Tax year 2024
Assessed value
$10,600,300
Assessed 2024
Previous assessed
$10,301,400
+2.9% YoY
Effective rate
0.85%
On assessed value
Assessed land
$4,270,100
Assessed improvement
$6,330,200
Land market value
$4,270,100
Improvement market value
$6,330,200
Total market value
$10,600,300
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1987
Heating
HEAT PUMP
Stories
1
Total area
40,053 SF
Lot
11.67 ac (508,345 SF)
Zoning code
R6 RESIDENTIAL
APN
04500-00-00-02600
UPID
US87-0769175
Jurisdiction
ALBEMARLE
Zoning & alternative use
R6 RESIDENTIAL · Charlottesville, VA
Zoning R6 RESIDENTIAL · permitted uses
R6 RESIDENTIAL · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.8M
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1987
Heating
HEAT PUMP
Stories
1
Lot
11.67 ac
Current owner
From public records · entity-resolved
505 Rio Road West LLC
Entity
Mailing address
9217 PENN FRST BLVD STE #200, ROANOKE, VA 24018
Ownership since
2021
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
Nov 20, 2025
—
505 Rio Road West LLC
—
Deed
related
$285,000,000 · Key Bank NA
Jun 2, 2021
$4,924,500
505 Rio Road West LLC
Medical Facilities Of America Lxxvi
Deed
$665,964 · Capital Funding
Jan 15, 2009
$8,400,000
Medical Facilities Of America Lxx
Hcmf Xv LLC
Deed Of Trust
related
$6,400,000 · Wachovia Bank NA
—
—
Medical Facilities Of America 76
—
Deed Of Trust
related
$6,839,600 · Lancaster Pollard Mtg
—
—
Hcmf Xv LLC
—
Deed Of Trust
related
$800,000 · Medical Facilities/america Lxx
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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