Renovated Bed &
For Sale
$275,000
142 E Main Street, Clintwood, VA 24228
Commercial Sale, Clintwood, VA
Property Size2,660 SF
Lot Size0.17 Acres
Price / SF$103.38
Days on Market292
Property Features for 142 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
commercial/res
Parking
5
Directions
Main St Clintwood
Subdivision
508 - Dickinson County
Standard status
Active
APN
10608
Size
2,660 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
1015
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
1945
Building materials
Brick
Roof type
Shingle
Listing Agency:
ReMax Cavaliers Wise
(276) 321-7010
Listed By:
Brett Tiller · License #0225239199
(276) 365-0763
Added: Nov 20, 2025
Changed: Sep 7
Last Checked: Sep 8 at 4:06PM
MLS# 9988571
Copyright © 2026 Tennessee Virginia Regional Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,660-square-foot bed and breakfast property includes a renovated six-bedroom, two-bathroom residence with two additional rooms suitable for commercial or operational use. The property is currently operating as a BnB and includes an equipped kitchen with new appliances. Recent improvements include a new roof, new water heater, and other modern renovations. Brick construction, heat-pump heating and cooling, public water, public sewer, and a shingle roof complete the core property details.
Located at 142 E Main Street in Clintwood, Virginia, the property sits on a 0.17-acre lot and carries commercial/residential zoning. The two bonus rooms provide adaptable space for uses such as office, retail, or recreation, subject to applicable approvals. The property was built in 1945 and combines lodging accommodations with additional commercial space in one building.
Located at 142 E Main Street in Clintwood, Virginia, the property sits on a 0.17-acre lot and carries commercial/residential zoning. The two bonus rooms provide adaptable space for uses such as office, retail, or recreation, subject to applicable approvals. The property was built in 1945 and combines lodging accommodations with additional commercial space in one building.
Key Highlights
- Six‑bedroom, two‑bathroom BnB configuration
- 2,660 square feet on a 0.17‑acre lot
- Two additional rooms for commercial or operational use
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$16,110
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.86%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$322,200
$322.2K
Cap Rate 7%
$230,143
$230.1K
Cap Rate 9%
$179,000
$179.0K
Market Conditions
NOI Build-Up for 2,660 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$39.9K $15.00/SF
− Vacancy
−$6.0K −$2.25/SF
EGI
$33.9K $12.75/SF
− OpEx
−$17.8K −$6.69/SF
NOI
$16.1K $6.06/SF
Area
Dickenson County, VA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$322,200
Cap Rate 7%
$230,143
Cap Rate 9%
$179,000
Alternative Uses
Best Use
Hotel Hospitality
$230.1K
$201.4K – $268.5K
NOI $16,110 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$205.3K
$179.6K – $239.5K
NOI $14,368 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$586.8K
$513.5K – $684.6K
NOI $41,076 @ 7.0% cap · market cap 14.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
247
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 24228, VA
6,418
Population
3,327
Households
1.9
Avg Household Size
47
Median Age
13%
College-Educated
83%
High-School Grad
92.4 sq mi
ZIP Area
69
Density / Sq Mi
$44,269
Median Household Income
$39,863
Median Earnings
$744
Median Rent
$105,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Misty Mountain Cottage — 5284 Dickenson Hwy, Clintwood, VA 24228
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Commercial/residential zoning supports lodging operations with two additional rooms for flexible commercial use.
Where is this bed & breakfast located?
The property is located at 142 E Main Street Clintwood, VA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Six‑bedroom, two‑bathroom BnB configuration; 2,660 square feet on a 0.17‑acre lot; Two additional rooms for commercial or operational use
