Corner-Lot Retail
For Sale
$550,000
318 N MAIN ST, Bridgewater, VA 22812
Building, BRIDGEWATER, VA
Property Size1,920 SF
Lot Size0.18 Acres
Price / SF$286.46
Days on Market9
Property Features for 318 N MAIN ST
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-1 Commercial
Subdivision
Rockingham
Standard status
Active
APN
122A2-A-60
Size
1,920 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2026
Listing Agency:
Cottonwood Commercial LLC
Listed By:
Taylor Queen
(540) 434-9922
Added: Sep 1
Changed: Sep 8
Last Checked: Sep 9 at 9:06AM
MLS# 681670
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.
Investment Insights
Based on property information with market context.
Located at 318 N Main St in Bridgewater, this 1,920-square-foot retail building occupies a 0.18-acre corner lot. The property includes dedicated interior space that can accommodate retail operations or a professional office configuration, providing flexibility for an owner-user or commercial occupant.
The site is near Bridgewater Town Hall and the Bridgewater College campus, with nearby dining and shopping destinations adding to the surrounding commercial context. B-1 Commercial zoning is in place, and the property is positioned within the Bridgewater area for businesses seeking a centrally located storefront or office setting.
The site is near Bridgewater Town Hall and the Bridgewater College campus, with nearby dining and shopping destinations adding to the surrounding commercial context. B-1 Commercial zoning is in place, and the property is positioned within the Bridgewater area for businesses seeking a centrally located storefront or office setting.
Key Highlights
- 1,920‑square‑foot retail building on a 0.18‑acre corner lot
- B‑1 Commercial zoning
- Dedicated space suited to retail or professional office use
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
$24,779
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
4.51%
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%
$495,580
$495.6K
Cap Rate 7%
$353,986
$354.0K
Cap Rate 9%
$275,322
$275.3K
Market Conditions
NOI Build-Up for 1,920 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
$38.5K $20.04/SF
− Vacancy
−$3.1K −$1.60/SF
EGI
$35.4K $18.44/SF
− OpEx
−$10.6K −$5.53/SF
NOI
$24.8K $12.91/SF
Area
Rockingham County, VA
Vacancy
8.00%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
30.00%
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%
$495,580
Cap Rate 7%
$353,986
Cap Rate 9%
$275,322
Alternative Uses
Best Use
Retail
$354.0K
$309.7K – $413.0K
NOI $24,779 @ 7.0% cap · market cap 4.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$578.6K
$506.3K – $675.1K
NOI $40,504 @ 7.0% cap · market cap 7.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
64k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 50%
McDonald's
Dining
17,529 visits/mo
0.3 miles
7-Eleven
Shops & Services
17,265 visits/mo
0.2 miles
El Charro
Dining
10,091 visits/mo
0.1 miles
Family Dollar
Shops & Services
9,175 visits/mo
0.5 miles
SUBWAY
Dining
4,139 visits/mo
0.5 miles
Demographics for 22812, VA
9,799
Population
3,570
Households
2.7
Avg Household Size
36
Median Age
40%
College-Educated
89%
High-School Grad
49.8 sq mi
ZIP Area
197
Density / Sq Mi
$83,858
Median Household Income
$33,182
Median Earnings
$1,158
Median Rent
$342,100
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?
Retail space - B-1 Commercial property with space suited to retail or professional office use.
Where is this retail space located?
The property is located at 318 N MAIN ST Bridgewater, VA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 1,920‑square‑foot retail building on a 0.18‑acre corner lot; B‑1 Commercial zoning; Dedicated space suited to retail or professional office use
