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    222 MAIN ST Dayton, VA 22821

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    Claim this Listing
    For Sale
    $630,000

    Building - DAYTON, VA

    Property size:
    8,244 SF
    Lot size:
    0.46 Acres
    Price / SF:
    $76/SF
    Added:
    Jan 14, 2025
    Days on Market:
    462
    Last Refresh:
    Apr 21 at 3:06 pm

    Property Features for 222 MAIN ST

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    B-2 Business (General)
    Parking features
    Garage
    Standard status
    Active
    APN
    107 D2- (A)- L100
    Size
    8,244 SF
    Lot size
    0.46 Acres

    Utilities

    Heating system
    Electric (Heating), Forced Air, Hot Water (Heating), Natural Gas
    Cooling system
    Central Air, Wall/Window Unit(s), Wall Unit(s)

    Building Details

    Year built
    1815
    Floors in Building
    2
    Flooring type
    Concrete, Other, Wood
    Building materials
    Brick, Concrete, Frame
    Roof type
    Metal, Other
    Architectural style
    Other

    We can help!

    Listing Contact
    Ashley Swartz
    Ashley Swartz

    Listing agent Ashley Swartz License #0225103133

    Listing office Cottonwood Commercial LLC 1960 Evelyn Byrd Ave, Harrisonburg, VA

    Listing date Jan 14, 2025

    MLS# 660026 Listing URL

    Copyright © 2026 Harrisonburg-Rockingham Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Historic Dayton Restaurant and Inn

    The Thomas House Restaurant & Inn, located in historic downtown Dayton, Virginia, is available for purchase. This turnkey property includes all furniture, fixtures, and equipment. It presents an excellent live/work opportunity as a steward of Shenandoah Valley history. The original dwelling was built in 1815, with an addition in 1854. The Thomas House Restaurant addition was added in 1960 and has been operating continuously since. The home, operating as the Thomas House Inn, features 5 bedrooms, 4 baths, a 1 bed/1 bath apartment, and an unfinished basement with a private entrance and bath rough-in, which was formerly a second apartment. The Thomas House Restaurant has ample seating and utilizes private rooms in the home for serving groups and parties. The property, situated on a 0.46-acre lot, offers 8,244 square feet of space. Built by Alexander Herrington in 1818, the property has historical significance. Herrington’s grandfather, Lord Benjamin Herring, was an English nobleman who settled in the Shenandoah Valley in 1737. Their daughter, Bathsheba, married Capt. Abraham Lincoln, grandparents of President Abraham Lincoln. In 1942, Lottie Thomas opened the Thomas House bakery, which became the Thomas House restaurant, and operated the house as a boarding house.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Dayton
    County
    Rockingham
    State
    Virginia
    Longitude
    -78.9386905
    Latitude
    38.4144578

    FAQs

    What type of property is this?
    Restaurant - Turnkey restaurant and inn in historic downtown Dayton, Virginia.
    Where is this restaurant located?
    The property is located at 222 MAIN ST Dayton, VA.
    What is the asking price?
    The asking price for this property is $630,000.
    What are key features of this property?
    This property features: Turnkey restaurant and inn business with all furniture, fixtures, and equipment included; Historic property in downtown Dayton, VA, with original dwelling built in 1815 and continuously operating restaurant since the 1960s; Excellent live/work opportunity with a restaurant, inn, and apartment
    (540) 383-6071
    We can help!
    Listing Contact
    Ashley Swartz
    Ashley Swartz
    Real Estate License ID: 0225103133
    Learn More
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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.

    More about this property
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