Building Details

Year Built 2009

Listing Agency: EXP Realty, LLC

Listed By: Erin M Kavanagh · License #0225065675 Show Phone

Source: Premierehomegroup

Added: Jun 24 Changed: Oct 7 Last Checked: Oct 7 at 12:54PM

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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 EXP Realty, LLC

Investment Insights

Based on property information with market context.

Riverbend Farm is a 131-acre hospitality property along the Shenandoah River, combining two accommodations—Summit Lodge and Common Ground Cabin—with private trails and direct river access. The property supports water-based recreation including tubing, kayaking, canoeing, fishing, and swimming, along with mountain and river views. Its configuration is suited to personal use, vacation rentals, events, and corporate retreats.

The property is near Front Royal and provides access to local wineries, farm markets, hiking trails, Skyline Caverns, and Shenandoah National Park. Multiple improvements, river access, and extensive acreage create a destination-oriented hospitality asset with lodging and outdoor amenities integrated into a single property.

Key Highlights

• 131‑acre hospitality property along the Shenandoah River
• Two accommodations: Summit Lodge and Common Ground Cabin
• Direct river access for tubing, kayaking, canoeing, fishing, and swimming

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$179,014

Cap Rate

2.98%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$3,580,280 $3.6M

Cap Rate 7%

$2,557,343 $2.6M

Cap Rate 9%

$1,989,044 $2.0M

Market Conditions

NOI Build-Up for 11,678 SF

Gross rent

$343.3K $29.40/SF

− Vacancy

−$17.9K −$1.53/SF

EGI

$325.5K $27.87/SF

− OpEx

−$146.5K −$12.54/SF

NOI

$179.0K $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 Rate 5%

$3,580,280

Cap Rate 7%

$2,557,343

Cap Rate 9%

$1,989,044

Alternative Uses

Best Use

Apartment 5plus

$2.56M

$2.24M – $2.98M (±1% cap)

NOI $179,014 @ 7.0% cap · market cap 2.98%

Second Best

Hotel Hospitality

$1.53M

$1.34M – $1.79M (±1% cap)

NOI $107,196 @ 7.0% cap · market cap 1.79%

Theoretical Best

Specialty Retail

$6.49M

$5.68M – $7.57M (±1% cap)

NOI $454,041 @ 7.0% cap · market cap 7.57%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Summit Lodge at Riverbend Hotel & Motel

Suggested Use

Top Pick Kitchen & Bath Showroom Hotel & Motel

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

7

Businesses Nearby

Explore this area Business Placement

Demographics for 22610, VA

2,125

Population

830

Households

2.6

Avg Household Size

48

Median Age

26%

College-Educated

88%

High-School Grad

52.3 sq mi

ZIP Area

41

Density / Sq Mi

$78,065

Median Household Income

$31,287

Median Earnings

$1,297

Median Rent

$294,700

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this resorts located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Resort - Expansive riverfront retreat with two named accommodations, private trails, and outdoor recreation along the Shenandoah River.

Where is this resort located?

The property is located at 1406 Panhandle Rd Bentonville, VA.

What is the asking price?

The asking price for this property is $5,999,999.

What are key features of this property?

This property features: 131‑acre hospitality property along the Shenandoah River; Two accommodations: Summit Lodge and Common Ground Cabin; Direct river access for tubing, kayaking, canoeing, fishing, and swimming