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    90 N Main Street Kilmarnock, VA 22482

    View on Map
    For Sale
    $355,000

    Commercial - Kilmarnock, VA

    Property size:
    1,636 SF
    Added:
    Nov 12, 2025
    Days on Market:
    140
    Last Refresh:
    Apr 1 at 4:06 pm

    Property Features for 90 N Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C-1
    Interior features
    Other-see Remarks
    Standard status
    Active
    APN
    23A 21 43A
    Size
    1,636 SF

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Central Air, Heat Pump
    Water front features
    Na Feet Of Waterfront

    Building Details

    Year built
    1920
    Flooring type
    Tile, Vinyl, Wood
    Building materials
    Frame
    Roof type
    Other
    Architectural style
    Other

    We can help!

    Listing Contact
    Kelly Antonio & Alice Riviere

    Listing agent Kelly Antonio & Alice Riviere

    Listing office Cobblestone Realty 105 Smith Point Circle, Reedville, VA

    Listing date Nov 12, 2025

    MLS# 119659 Listing URL

    Copyright © 2026 Northern Neck 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

    Kilmarnock Commercial Property For Sale

    This commercial property is located in Kilmarnock's vibrant Steptoe's District. The stand-alone structure offers over 1,600 sq ft of flexible space and is currently home to a successful business. The property features new vinyl siding and new flooring in two rooms, blending historic charm with modern updates. The main floor features an open workspace with a half bath, suitable for retail, office, or creative use. Upstairs, two additional rooms and a full bath provide private office space, meeting rooms, or potential residential conversion. A full kitchen, back deck, and ramped front entrance add convenience and accessibility, while the partial basement offers storage. Set on a spacious half-acre lot with ample off-street parking, this property is positioned in the heart of town. The property is zoned C-1.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

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

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

    Similar Places Nearby

    • Green House Flowers, Seeds & More — Kilmarnock, VA 22482

    Location Insight

    • Map
    • Local Demand
    City
    Kilmarnock
    County
    Lancaster
    State
    Virginia
    Longitude
    -76.3807049
    Latitude
    37.7133902

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    FAQs

    What type of property is this?
    Storefront property - Charming commercial building in Kilmarnock's vibrant Steptoe's District.
    Where is this storefront property located?
    The property is located at 90 N Main Street Kilmarnock, VA.
    What is the asking price?
    The asking price for this property is $355,000.
    What are key features of this property?
    This property features: Prime location in Kilmarnock's vibrant Steptoe's District.; Flexible 1,600+ sq ft stand‑alone structure suitable for various commercial or residential uses.; Ample off‑street parking on a spacious half‑acre lot.
    (703) 727-6767
    We can help!
    Listing Contact
    Kelly Antonio & Alice Riviere
    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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