Six-Unit Townhouse Apartment
New
For Sale
$990,000
1206 MASSANUTTEN AVE, Front Royal, VA 22630
Six two-bedroom residences each include one bathroom and parking directly in front of the unit.
Property Size4,896 SF
Price / SF$202.21
Days on Market3
Property Features for 1206 MASSANUTTEN AVE
General Information
Standard status
Active
Size
4,896 SF
Property subtype
Multi-Family
Units
Unit Mix
6 x 2BR/1BA
Multifamily Units
6
Additional Details
Average Monthly Rent
$1,100
Highway Access
Yes
Listing Agency:
Coldwell Banker Premier
(540) 636-7700
Listed By:
Sharon L Daniels · License #0225048938
(540) 683-7550
Source:
Imanirealtors
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 10 at 2:54PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Premier
Investment Insights
Based on property information with market context.
This apartment property contains six townhouse-style units, with each residence offering two bedrooms and one bathroom. Front-door parking serves the units, and the offering includes approximately 4,896 square feet across the six residences. The property is being sold as-is.
The included units are located at 1206, 1208, 1210, 1212, 1214, and 1216 Massanutten Ave in Front Royal. The sale also covers five associated Royal Village parcels identified as Lots 31, 32, 33, 34, and 35. The property is near Downtown Front Royal, Main Street, I 66, Route 340, and the entrance to Skyline Drive.
The included units are located at 1206, 1208, 1210, 1212, 1214, and 1216 Massanutten Ave in Front Royal. The sale also covers five associated Royal Village parcels identified as Lots 31, 32, 33, 34, and 35. The property is near Downtown Front Royal, Main Street, I 66, Route 340, and the entrance to Skyline Drive.
Key Highlights
- Six townhouse units, each with 2 bedrooms and 1 bathroom
- Approximately 4,896 square feet across the six‑unit property
- Front‑door parking provided for the townhouse units
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
$75,052
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
7.58%
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%
$1,501,040
$1.5M
Cap Rate 7%
$1,072,171
$1.1M
Cap Rate 9%
$833,911
$833.9K
Market Conditions
NOI Build-Up for 4,896 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
$143.9K $29.40/SF
− Vacancy
−$7.5K −$1.53/SF
EGI
$136.5K $27.87/SF
− OpEx
−$61.4K −$12.54/SF
NOI
$75.1K $15.33/SF
Area
Warren County, VA
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$1,501,040
Cap Rate 7%
$1,072,171
Cap Rate 9%
$833,911
Alternative Uses
Best Use
Apartment 5plus
$1.07M
$938.2K – $1.25M
NOI $75,052 @ 7.0% cap · market cap 7.58%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.72M
$2.38M – $3.17M
NOI $190,356 @ 7.0% cap · market cap 19.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
465
Businesses Nearby
Explore this area
Business Placement
Demographics for 22630, VA
33,829
Population
14,465
Households
2.3
Avg Household Size
42
Median Age
26%
College-Educated
89%
High-School Grad
121.9 sq mi
ZIP Area
278
Density / Sq Mi
$84,513
Median Household Income
$44,771
Median Earnings
$1,183
Median Rent
$329,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Apartment building - Six two-bedroom residences each include one bathroom and parking directly in front of the unit.
Where is this apartment building located?
The property is located at 1206 MASSANUTTEN AVE Front Royal, VA.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Six townhouse units, each with 2 bedrooms and 1 bathroom; Approximately 4,896 square feet across the six‑unit property; Front‑door parking provided for the townhouse units
