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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Assisted living facilities
511 Cedar Grv Rd Farnham, VA 22460-2636
Entity Owned
6-yr Hold
Free & Clear
Property ID
US87-3153605
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1938
Construction
WOOD
Total area
31,665 SF
Lot
4.02 ac (175,111 SF)
Zoning code
AGRICULTURAL, GENERAL
APN
33-56
UPID
US87-3153605
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
-
Commonwealth Senior Living at Farnham Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$535k
Owner & transaction history
Ivq Farnham Propco LLC · 6 yrs held
Ivq Farnham Propco LLC
since 2020
3 recorded transactions
Zoning & alternative use
AGRICULTURAL, GENERAL · Farnham, 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 Farnham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farnham 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
by Request
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$535k
Range $482k – $589k · ±10%
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
$17 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$10,052
Tax year 2023
Assessed value
$1,436,045
Assessed 2023
Previous assessed
$1,436,045
+0.0% YoY
Effective rate
0.70%
On assessed value
Assessed land
$154,120
Assessed improvement
$1,281,925
Land market value
$154,120
Improvement market value
$1,281,925
Total market value
$1,436,045
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1938
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
1
Rooms
54
Total area
31,665 SF
Lot
4.02 ac (175,111 SF)
Zoning code
AGRICULTURAL, GENERAL
APN
33-56
UPID
US87-3153605
Jurisdiction
RICHMOND
Zoning & alternative use
AGRICULTURAL, GENERAL · Farnham, VA
Zoning AGRICULTURAL, GENERAL · permitted uses
AGRICULTURAL, GENERAL · Farnham, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Farnham. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1938
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
54
Lot
4.02 ac
Current owner
From public records · entity-resolved
Ivq Farnham Propco LLC
Entity
Free & Clear · 6 yrs held
Mailing address
534 E MAIN ST STE B, CHARLOTTESVILLE, VA 22902-5395
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2025
—
Farnham Apartments LLC
—
Deed
related
$34,950,000 · Renasant Bank
Jan 9, 2020
—
Ivq Farnham Propco LLC
Mcap Farnham LLC
Special Warranty Deed
—
Sep 27, 2017
—
Mcap Farnham LLC A Limited Liabilit
—
Deed
related
$4,704 · Suntrust 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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