921 Riv Rd Charlottesville, VA 22901-4107
Entity Owned
Free & Clear
Estimated value (blended)
$625k
Range $563k – $688k (±10%)
Property ID
US87-1745080
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1977
Total area
29,632 SF
Lot
2.26 ac (98,446 SF)
Zoning code
NX-5
APN
490095000
UPID
US87-1745080
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pet Store & Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$730k
Blend (final)
Blend
$625k
Owner & transaction history
Zoning & alternative use
NX-5 · Charlottesville, VA
Zoning description
NX-5 Node Mixed Use 5 NX-8 Node Mixed Use 8 NX-10 Node Mixed Use 10 DX Downtown Mixed Use INDUSTRIAL FLEX IX-5 Industrial Flex 5 IX-8 Industrial Flex 8 SPECIAL CM Campus CV Civic OVERLAY DISTRICTS -FHP Flood Hazard Prote…
General category
MIXED_USE
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$625k
Value range
$563k – $688k
±10% around blend
Estimated value / SF
$21 / SF
Confidence
Property data
88
Comparable evidence
60
$563k
blend $625k
$688k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
29,632 SF
Lot area
2.26 ac
Year built
1977
Stories
1
APN
490095000
Assessed value
$4,012,100
Annual tax
$39,834
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$730k
Range $693k – $2.38M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$625k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.01M
Move the market yield to see immediate price impact.
Value / SF
$135
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$253k
$5.06M
$3.61M
$2.81M
$281k
$5.62M
$4.01M
$3.12M
$309k
$6.18M
$4.41M
$3.43M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$39,834
Tax year 2023
Assessed value
$4,012,100
Assessed 2024
Previous assessed
$3,955,500
+1.4% YoY
Effective rate
0.99%
On assessed value
Assessed land
$2,084,000
Assessed improvement
$1,928,100
Land market value
$2,084,000
Improvement market value
$1,928,100
Total market value
$4,012,100
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1977
Heating
YES
Cooling
YES
Stories
1
Total area
29,632 SF
Lot
2.26 ac (98,446 SF)
Zoning code
NX-5
APN
490095000
UPID
US87-1745080
Jurisdiction
CHARLOTTESVILLE CITY
Zoning & alternative use
NX-5 · Charlottesville, VAZoning NX-5 · permitted uses
NX-5 · Charlottesville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
NX-5 Node Mixed Use 5 NX-8 Node Mixed Use 8 NX-10 Node Mixed Use 10 DX Downtown Mixed Use INDUSTRIAL FLEX IX-5 Industrial Flex 5 IX-8 Industrial Flex 8 SPECIAL CM Campus CV Civic OVERLAY DISTRICTS -FHP Flood Hazard Prote…
General category
MIXED_USE
Building & site characteristics
From public records
Year built
1977
Heating
YES
Cooling
Yes
Stories
1
Lot
2.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
NX-5
MIXED_USE
Jurisdiction
Charlottesville, VA
Recorded code
NX-5
Official district
NX-5
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for NX-5 in Charlottesville, VA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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