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Gypsy Hill Place
Value-Add, Senior Living Community With Development Upside|Qualified Opportunity Zone|Staunton, VA

Cushman & Wakefield | Thalhimer, in conjunction with RealINSIGHT Marketplace, has been exclusively retained for the disposition of Gypsy Hill Place (“The Property”) in Staunton, Virginia.  Formerly R.E. Lee High School, the Property was converted in 2009 through the use of historic and new market tax credits to 62 independent senior living apartments with 30,000 square feet of commercial and amenity space.  Average apartment rents are significantly below those of competing properties in the area. Existing leases with The Staunton Senior Center, ShenanArts Theatre and Now You’re Cooking Catering and Cafeteria, provide on-site amenities serving the needs of residents as well as the greater community.

Located in a Qualified Opportunity Zone, significant upside exists through by-right development of an additional 70-80 units of senior housing on site. Under current zoning, all parking requirements can be met without the need for structured parking. Facilitating the creation of a continuum care community, by adding assisted living and/or memory care functions, will enable investors to capture existing demand within the Staunton market.

Gypsy Hill Place provides an investor with the unique opportunity to acquire a rare, value-add independent living community in an underserved market.  Immediate upside exists through lease-up of existing vacant units, further development of 70-80 senior housing units, incremental rental increases and streamlining management operations.


  • Dynamic senior living community consisting of 62 one and two bedroom independent living apartments with numerous amenities including the Staunton Senior Center, ShenanArts Theater, and a community wintergarden
  • Ability to add significant value with the lease up of vacant units and increasing below market, in-place rents
  • One of four independent living facilities in the immediate area; average occupancy of the competitive set is 99% and average rents are approximately double those of Gypsy Hill Place
  • Massive, untapped by-right development potential with additional 70-80 senior housing units on-site in a Qualified Opportunity Zone
  • Variety of unit amenities including individual kitchens, washer and dryers, 12 ft ceilings, original wood flooring, and oversized windows
  • Scarcity of market-rate adult communities – With 33% of Stuanton’s population over the age of 55, market demand is high for senior living facilities in the area
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A10 Capital is pleased to offer Seller Approved Financing Options

Benefits include:

- Lender access to Property to conduct Lender Inspections and Third Party Reports

- Significant experience across the entire capital stack

- Unparalleled capital markets knowledge

- Development of the most creative financing strategies

- Provide clients with the most competitive terms and most reliable execution


How you receive these benefits:

1 - Contact (now): Alisha Hill Koontz - 208-577-5052 - 

2 - Complete Finance Pre-Screening (before auction)

3 - Complete Debt Placement Agreement (before auction)

4 - Complete Bid Registration Process (before auction)

5 - Win Auction

6 - Fulfill Lender Checklist

7 - Close Loan



Disclaimer: The information being provided herein is for informational purposes only. No representation or warranty is made as to the accuracy or completeness of any information contained herein, including, without limitation, any information regarding the condition of the Property, the condition of title or Property descriptions.

Any documents and/or pictures posted herein or elsewhere on the RealINSIGHT Marketplace, (the "Website") are for informational purposes only, and may not represent the current condition of the Property or the condition of the Property at the time of sale. The posting of pictures herein or elsewhere on the Website does not constitute a guarantee that any items represented in the pictures will be present when the buyer takes possession of the Property.

You are encouraged to conduct your own due diligence and investigate all matters relating to the Property. It is recommended that you seek independent advice, including legal advice, to perform your due diligence and that you use good faith efforts in determining that the content of all information provided to or obtained by you is accurate.

Gypsy Hill Place

300 Churchville Ave, Staunton, VA 24401


Asset Snapshot

  • Asset Type
  • Real Estate
  • Land Area
  • 6.40 Acres
  • Year Built
  • 1926
  • Year Renovated
  • 2009
  • Number of Floors
  • 3
  • Number of Buildings
  • 2
  • Parking Count
  • 70
  • Occupancy
  • 77.00%
  • Occupancy as of
  • Dec 31, 2018
  • Mixed Uses
  • Multifamily, Other
  • Total Property Size
  • 0 Sq Ft
  • Multifamily Information
  • Multifamily Type
  • Independent Living
  • Number of Units
  • 62 Units
  • Platform Fee

    Platform fee for this transaction is 5.00% or a minimum of $25,000.

  • Auctioneer

    1. Lamar P. Fisher

      Fisher Auction Company Inc.

      License: 2907003627 Co:2908000783