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Property profile & analytics
OFF-MARKET
Estimated value
$3,305,000
Grocery and convenience stores
820 Pantops Cor Way Charlottesville, VA 22911
Entity Owned
6-yr Hold
Property ID
US87-0839281
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2021
Total area
6,072 SF
Lot
1.77 ac (77,101 SF)
Zoning code
HIGHWAY COMMERCIAL
APN
07800-00-00-005A0
UPID
US87-0839281
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.31M
Owner & transaction history
Rebkee Partners Pantops LLC · 6 yrs held
Rebkee Partners Pantops LLC
since 2020
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
HIGHWAY COMMERCIAL · 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
Method
Estimation
Statistic approach
$3,320,000
ML approach
$3,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.31M
Range $2.97M – $3.64M · ±10% · vs last sale $3.30M (May 19 2020)
Last sale anchor
$3.30M
May 19 2020
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
$544 / 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
$3,986,200
Assessed 2024
Previous assessed
$3,886,400
+2.6% YoY
Assessed land
$2,487,000
Assessed improvement
$1,499,200
Land market value
$2,487,000
Improvement market value
$1,499,200
Total market value
$3,986,200
Applied tax rate
3.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2021
Heating
BASEBOARD
Cooling
YES
Stories
1
Rooms
6
Bathrooms
3
Total area
6,072 SF
Lot
1.77 ac (77,101 SF)
Zoning code
HIGHWAY COMMERCIAL
APN
07800-00-00-005A0
UPID
US87-0839281
Jurisdiction
ALBEMARLE
Zoning & alternative use
HIGHWAY COMMERCIAL · Charlottesville, VA
Zoning HIGHWAY COMMERCIAL · permitted uses
HIGHWAY COMMERCIAL · 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
2021
Heating
BASEBOARD
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
3
Lot
1.77 ac
Current owner
From public records · entity-resolved
Rebkee Partners Pantops LLC
Entity
Mailing address
260 W BALTIMORE PIKE, MEDIA, PA 19063-5620
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2021
—
Ivq Charlottesville Propco LLC
—
Deed
related
$17,135,000 · Peoples United Bank
May 19, 2020
$3,550,000
Rebkee Partners Pantops LLC
Pantops Corner Lc
Grant Deed
related
—
May 19, 2020
—
Rebkee Partners Pantops LLC
—
Deed
related
$4,775,000 · Citizens & Farmers Bk
Mar 6, 2020
—
Pantops Lc
Pantops Corner Lc
Correction Deed
related
—
May 31, 2013
$3,300,000
Pantops Corner Lc
Wynne,john L & James B
Grant Deed
—
Apr 29, 2010
—
John L Wynne
Wynne Catherine R
Quit Claim Deed
related
—
—
—
Rebkee Partners Pantops LLC
—
Deed Of Trust
related
$4,775,000 · Citizens & Farmers Bk
—
—
John L Wynne
—
Deed Of Trust
related
$250,000 · Union First Market 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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