South Towne Center Mixed-Use
For Sale
Contact for pricing
235-239 South Street, Front Royal, VA 22630
Retail space is identified within this commercial property.
Property Size12,270 SF
Price / SF$240.42
Days on Market11
Property Features for 235-239 South Street
General Information
Standard status
Active
Size
12,270 SF
Property subtype
Retail, Mixed Use
Additional Details
Cap Rate
6.7%
Listing Agency:
Boosalis Properties
Listed By:
Thomas Veltsistas · License #VA 0225246947
Source:
Crexi
Added: Sep 3
Changed: Sep 9
Last Checked: Sep 12 at 6:27AM
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 Boosalis Properties
Investment Insights
Based on property information with market context.
South Towne Center is a mixed-use commercial property with an identified retail component. The offering includes 12,270 square feet of space and is presented for sale with a reported 6.70% CAP.
The property is located at 235-239 South Street in Front Royal, VA 22630.
The property is located at 235-239 South Street in Front Royal, VA 22630.
Key Highlights
- 12,270 square feet of commercial space
- Identified retail component
- Reported 6.70% CAP
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
$213,958
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
7.25%
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%
$4,279,160
$4.3M
Cap Rate 7%
$3,056,543
$3.1M
Cap Rate 9%
$2,377,311
$2.4M
Market Conditions
NOI Build-Up for 12,270 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
$368.1K $30.00/SF
− Vacancy
−$25.8K −$2.10/SF
EGI
$342.3K $27.90/SF
− OpEx
−$128.4K −$10.46/SF
NOI
$214.0K $17.44/SF
Area
Warren County, VA
Vacancy
7.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$4,279,160
Cap Rate 7%
$3,056,543
Cap Rate 9%
$2,377,311
Alternative Uses
Best Use
Retail
$5.86M
$5.13M – $6.84M
NOI $410,453 @ 7.0% cap · market cap 13.91%
Second Best
Mixed Use
$3.06M
$2.67M – $3.57M
NOI $213,958 @ 7.0% cap · market cap 7.25%
Theoretical Best
Specialty Retail
$6.82M
$5.96M – $7.95M
NOI $477,058 @ 7.0% cap · market cap 16.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
970
Businesses Nearby
285k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 38%
Dining 26%
Home Improvements & Furnishings 17%
Groceries 15%
Rural King
Home Improvements & Furnishings
47,374 visits/mo
0.3 miles
Martin's Food Market
Groceries
39,443 visits/mo
0.2 miles
McDonald's
Dining
26,710 visits/mo
0.2 miles
7-Eleven
Shops & Services
19,575 visits/mo
0.4 miles
Starbucks
Dining
17,036 visits/mo
0.4 miles
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail space is identified within this commercial property.
Where is this mixed-use property located?
The property is located at 235-239 South Street Front Royal, VA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 12,270 square feet of commercial space; Identified retail component; Reported 6.70% CAP
