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Property profile & analytics
OFF-MARKET
Estimated value
$4,515,000
Office buildings
56 Misty Mtn Rd Greenwood, VA 22943-1627
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-1337175
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1968
Total area
2,621 SF
Lot
47.11 ac (2,052,112 SF)
Zoning code
RURAL AREAS
APN
07100-00-00-00300
UPID
US87-1337175
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
-
Misty Mountain Camp Resort Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.52M
Owner & transaction history
Misty Mountain Investment LLC · 5 yrs held
Misty Mountain Investment LLC
since 2021
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
RURAL AREAS · Greenwood, 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 Greenwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Greenwood 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
$4,015,000
ML approach
$5,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.52M
Range $4.06M – $4.97M · ±10% · vs last sale $4.50M (Apr 19 2021)
Last sale anchor
$4.50M
Apr 19 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
$1,723 / 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
Assessed value
$3,583,900
Assessed 2024
Previous assessed
$3,530,100
+1.5% YoY
Assessed land
$1,441,700
Assessed improvement
$2,142,200
Land market value
$1,441,700
Improvement market value
$2,142,200
Total market value
$3,583,900
Applied tax rate
4.0000
Comparables
2 recent transactions · within 1.5 miComparable in this city
2 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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1968
Heating
HEAT PUMP
Buildings
5
Stories
1
Rooms
13
Bathrooms
3
Total area
2,621 SF
Lot
47.11 ac (2,052,112 SF)
Zoning code
RURAL AREAS
APN
07100-00-00-00300
UPID
US87-1337175
Jurisdiction
ALBEMARLE
Zoning & alternative use
RURAL AREAS · Greenwood, VAZoning RURAL AREAS · permitted uses
RURAL AREAS · Greenwood, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1968
Heating
HEAT PUMP
Stories
1
Buildings
5
Rooms
13
Bathrooms
3
Lot
47.11 ac
Current owner
From public records · entity-resolved
Misty Mountain Investment LLC
Entity
Mailing address
600 E WATER ST STE H, CHARLOTTESVILLE, VA 22902-5361
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2026
—
Misty Mountain Investment LLC
—
Deed
related
$6,650,000 · Bank Of The James
Aug 25, 2022
—
Misty Mountain Investment LLC
—
Deed
related
$1,000,000 · United Bank
Apr 19, 2021
$4,500,000
Misty Mountain Investment LLC
Mountain Dream LLC
Deed
$4,400,000 · Essex Bank
Apr 19, 2021
—
Mountai Investment LLC
—
Deed
related
$4,400,000 · Essex Bank
Apr 19, 2019
—
Mountain Dream LLC
—
Deed
related
$1,288,062 · Bank Of The James
Jan 30, 2019
—
Mountain Dream LLC
—
Deed
related
$1,288,062 · Bank Of The James
Dec 30, 2014
$1,045,000
Mountain Dream LLC
1906 LLC
Grant Deed
$1,200,000 · Bank Of The James
—
—
Mountain Dream LLC
—
Loan Modification
related
$1,288,062 · Bank Of The James
—
—
Mountain Dream LLC
—
Loan Modification
related
$1,288,062 · Bank Of The James
—
—
1906 LLC
—
Deed Of Trust
related
$100,000 · Virginia National Bank
—
—
1906 LLC
—
Deed Of Trust
related
$750,000 · Suntrust Bank NA
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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