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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Office buildings
620 Berkmar Cir Charlottesville, VA 22901-1464
Entity Owned
3-yr Hold
Free & Clear
Property ID
US87-0994962
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Total area
3,286 SF
Lot
0.45 ac (19,689 SF)
Zoning code
PLANNED DEV. MIXED COMM.
APN
061M0-00-12-001B1
UPID
US87-0994962
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
-
EyeOne Eye Care Center Contact Lenses Supplier
-
Dr. Todd Long Ophthalmologist
-
Eugene (Yevgeniy) Shildkrot, M.D. Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$785k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$738k
Blend (final)
Blend
$795k
Owner & transaction history
Charlottesville Vision Properties L · 3 yrs held
Charlottesville Vision Properties L
since 2023
Last sale
$800,000
1 recorded transaction
Zoning & alternative use
PLANNED DEV. MIXED COMM. · Charlottesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Development Code PDF
Top alternative use upside
Retail stores
$870,000
+15.9%
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
$855,000
ML approach
$785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$750,000
Current use
RETAIL STORES
$870,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$795k
Range $716k – $875k · ±10% · vs last sale $800k (Jun 28 2023)
Last sale anchor
$800k
Jun 28 2023
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
$242 / 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
$6,150
Tax year 2024
Assessed value
$720,100
Assessed 2024
Previous assessed
$654,600
+10.0% YoY
Effective rate
0.85%
On assessed value
Assessed land
$276,400
Assessed improvement
$443,700
Land market value
$276,400
Improvement market value
$443,700
Total market value
$720,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1994
Heating
FORCED AIR
Stories
1
Total area
3,286 SF
Lot
0.45 ac (19,689 SF)
Zoning code
PLANNED DEV. MIXED COMM.
APN
061M0-00-12-001B1
UPID
US87-0994962
Jurisdiction
ALBEMARLE
Zoning & alternative use
PLANNED DEV. MIXED COMM. · Charlottesville, VAZoning 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
Source
Development Code PDF
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$750,000
RETAIL STORES
Est. value
$870,000
OFFICE BUILDING Current
RETAIL STORES
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
1994
Heating
FORCED AIR
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Charlottesville Vision Properties L
Entity
Free & Clear · 3 yrs held
Mailing address
17 N MEDICAL PARK DR, FISHERSVILLE, VA 22939-2344
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2023
$800,000
Charlottesville Vision Properties L
Demrep LLC
Bargain And Sale Deed
—
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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