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    Bryan Musselwhite, Ccim, Roanoke, VA

    License ID: 0225190438
    Poe & Cronk Real Estate Group
    Association
    Roanoke Valley Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (540) 314-7796
    Office Address:
    10 S Jefferson St, Roanoke, VA, 24011

    Performance

    Listings
    26

    Listings

    For Sale (11)

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    • $699,000
      1.14 Acres

      Rocky Mount Commercial Land

      1.14 Acres, Prime Location, $699,000
      0 Virginia Mkt Pl Dr, Rocky Mount, VA 24151
      View Details
    • $3,495,000
      30,635 SF

      Modern Office Warehouse For Sale

      Class A office warehouse building with excellent location and condition.
      442 Rutherford Ave NE | Roanoke, Roanoke, VA 24016
      View Details
    • $1,500,000
      15 SF

      15-Acre Parcel I-81 Visibility

      15-acre parcel with excellent I-81 visibility in Botetourt County.
      15057 Lee Hwy, Buchanan, VA 24066
      View Details
    • $595,000
      1 SF

      Land Near Publix Development

      Land with C2 zoning near new Publix development.
      4430 Old Cave Spring Rd, Roanoke, VA 24018
      View Details
    • $239,500
      1 SF

      Commercial Land in Vinton, VA

      1.47-acre commercial land, highly visible, convenient location in Vinton, VA.
      137 S Preston Rd, Vinton, VA 24179
      View Details
    • Contact for pricing
      30,635 SF

      Modern Office Warehouse Building

      30,635 SF office warehouse for sale near downtown Roanoke.
      442 Rutherford Ave - NE, Roanoke, VA
      View Details
    • $649,950

      Rocky Mount Land Investment

      Prime land for development in Rocky Mount, Virginia.
      Virgil H Goode Hwy, Rocky Mount, VA 24151
      View Details
    • $1,033,500

      Retail Land in Daleville, VA

      Retail land with excellent road visibility, development ready.
      Market Ridge Ln, Daleville, VA 24083
      View Details
    • $760,500

      Retail Land in Daleville, VA

      Retail land with road visibility in Daleville, Virginia.
      Roanoke Rd, Daleville, VA 24083
      View Details
    • Contact for pricing
      7,633 SF

      Turn-Key Historic Music Venue

      Historic building, state-of-the-art live music and restaurant venue.
      434 Church Ave SW, Roanoke, VA 24013
      View Details
    • $199,950

      Vinton Land for Development

      4.29 acres of land prime for development.
      1323 Hardy Rd, Vinton, VA 24179
      View Details

    For Lease (15)

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    • $14 SF/Yr
      147,486 SF

      Jefferson Center Office Suites

      Roanoke, VA Office Space Available
      541 Luck Ave, Roanoke, VA 24016
      View Details
    • $13 SF/Yr
      3,037 SF

      Woodhaven Office Park: Prime Roanoke Space

      Class A Office Suites, North Roanoke, VA
      5430 Peters Crk Rd, Hollins, VA 24019
      View Details
    • $15 SF/Yr
      19,200 SF

      Springwood Park Executive Suites

      Cave Spring Office & Retail Space
      3214 Electric Rd, Cave Spring, VA 24018
      View Details
    • $13 SF/Yr
      48,000 SF

      Premium Office Space in Roanoke

      Plug and play office space with on-site parking.
      116 N Jefferson St, Roanoke, VA 24011
      View Details
    • $22 SF/Yr
      3,925 SF

      Retail Space in West Village

      Flexible retail spaces available for lease in a visible center.
      3555 Electric Rd, Roanoke, VA 24018
      View Details
    • $14 SF/Yr
      1,140 SF

      Retail Space in Growing Area

      Retail space in Smith Mountain Lake's growing Westlake area.
      70 Scruggs Rd, Hardy, VA
      View Details
    • $14 SF/Yr
      2,810 SF

      Office and Warehouse Space Available

      Modern office and functional warehouse space for rent.
      6742-6746 Thirlane Rd, Roanoke, VA 24019
      View Details
    • $14 SF/Yr
      1,480 SF

      Office Space with Creative Loft

      Two-story office space with flexible layout and creative loft.
      2840 Hershberger Rd NW, Roanoke, VA 24017
      View Details
    • $12 SF/Yr
      3,000 SF

      Professional Office Space Available

      Office and retail space with high visibility and ample parking.
      1502 Williamson Rd - NE, Roanoke, VA
      View Details
    • Contact for pricing
      8,529 SF

      Roanoke Valley Flex/Office Space

      Flex and office spaces with convenient access and abundant parking.
      3610-3645 Thirlane Rd - NW, Roanoke, VA
      View Details
    • $12 SF/Yr
      1,200 SF

      Resort Area Retail/Office Space

      In-line office, restaurant, and retail/service space for lease.
      13385-13423 Booker T Washington Hwy, Hardy, VA 24101
      View Details
    • $13 SF/Yr
      48,000 SF

      Premium Office Space For Lease

      48,000 SF office space with ground level access.
      116 N Jefferson St - SW, Roanoke, VA
      View Details
    • $14 SF/Yr
      2,400 SF

      Retail Space in Growing Area

      Retail space in a growing Smith Mountain Lake location.
      104 Scruggs Rd, Moneta, VA 24121
      View Details
    • $13 SF/Yr
      505 SF

      North Roanoke Office Space Available

      First-class office space in a sought-after office park.
      5430 Peters Crk Rd, Hollins, VA
      View Details
    • $15 SF/Yr
      2,508 SF

      Premium Downtown Roanoke Retail/Office Space

      2,508 SF premium ground-level space in downtown Roanoke.
      108 Campbell Ave - SW, Roanoke, VA
      View Details

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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Bryan Musselwhite, Ccim, Roanoke, VA
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