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    Professional Office Space on Route 33 Title is generated by Realmo AI

    2704 SPOTSWOOD TRL, Harrisonburg, VA 22801

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    For Lease
    $1.00 SF/Yr $398/Mo (calc)

    Building - ROCKINGHAM, VA

    Property size:
    4,779 SF
    Added:
    Feb 1, 2026
    Days on Market:
    106
    Last Refresh:
    May 18 at 4:06 pm

    Property Features for 2704 SPOTSWOOD TRL

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    B-1 Commercial
    Standard status
    Active
    APN
    125-(A)- L195
    Size
    4,779 SF

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Craig Anders
    Craig Anders

    Listing agent Craig Anders License #0225231207

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

    Listing date Feb 1, 2026

    MLS# 672907 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.

    HighLights

    • High‑visibility location on Route 33 East with standalone signage.
    • Versatile space suitable for various professional uses, currently configured as a therapy office.
    • Multiple rental options for different sized suites or the entire building.
    • Ample parking and expansive outside space.
    • No BPOL (Business, Professional, and Occupational License) tax due to location just outside the city.
    • Reduced rental rate available through the end of the year for leases signed soon.

    Overview

    This professional office space is located on Route 33 East. The first floor, currently a therapy office, features 6 private offices (4 with water), an expansive meeting room, a large waiting area and reception, and a break room. The second floor includes 4 more private offices, a sitting area, and multiple storage areas. Additional storage space is available in the basement. The property has a large parking area, expansive outside space, and standalone signage on the busiest road in the area. Located just outside of the city, the property is not subject to BPOL tax. Flexible leasing options are available, including 1030 square feet upstairs (Suite A), 1378 square feet upstairs (Suite B), or 2372 square feet on the first level. The entire building encompasses 4779 square feet. By signing a commercial lease soon, you can take advantage of a reduced rental rate through the end of the year, significantly lowering your overhead costs during the initial months of your tenancy. Available early summer!
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Blackberry Herbarium Alternative Medicine Practice Classical Chinese Medicine ... Medical Clinic CYANWOOD Natural Lifestyles ... Gym & Fitness Center Elevated Roots Wellness Alternative Medicine Practice

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Harrisonburg
    County
    Harrisonburg
    State
    Virginia
    Longitude
    -78.8360431
    Latitude
    38.4155696

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    FAQs

    What type of property is this?
    Office building - Excellent office space with flexible leasing options available early summer.
    Where is this office building located?
    The property is located at 2704 SPOTSWOOD TRL Harrisonburg, VA.
    What is the lease rate?
    The lease rate is $1.00 SF/Yr.
    What are key features of this property?
    This property features: High‑visibility location on Route 33 East with standalone signage.; Versatile space suitable for various professional uses, currently configured as a therapy office.; Multiple rental options for different sized suites or the entire building.
    (540) 383-6054
    We can help!
    Listing Contact
    Craig Anders
    Craig Anders
    Real Estate License ID: 0225231207
    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.

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    2704 SPOTSWOOD TRL, ROCKINGHAM, VA 22801
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