Two-Level Retail
For Sale
$695,000
384 S MAIN ST, Timberville, VA 22853
Building, TIMBERVILLE, VA
Property Size4,860 SF
Lot Size0.38 Acres
Price / SF$143
Days on Market32
Property Features for 384 S MAIN ST
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-1 Business General
Subdivision
Rockingham
Standard status
Active
APN
40-A3-4-B15-5
Size
4,860 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Year
2026
Utilities
Heating system
Propane (Heating)
Cooling system
Central Air
Water source
Public
Amenities
private parking
kitchen
Building Details
Year built
1957
Roof type
Composition
Listing Agency:
Cottonwood Commercial LLC
(540) 434-9922
Listed By:
Jojo Bucher
(540) 434-9922
Added: Jul 28
Changed: Aug 27
Last Checked: Aug 28 at 8:06PM
MLS# 681177
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.
This retail property contains 4,860 square feet across two 2,430-square-foot levels, with open interiors and two bathrooms on each floor. The lower level includes a kitchen, while the building also offers central air, propane heating, public water, and a composition roof. Renovation work was completed in 2026.
Private parking sits on recently reworked asphalt, providing on-site customer access and circulation. The property is positioned directly across from Walmart in Timberville, Virginia, with approximately 11,000 vehicles per day. B-1 Business General zoning supports the property's retail-oriented commercial classification.
Private parking sits on recently reworked asphalt, providing on-site customer access and circulation. The property is positioned directly across from Walmart in Timberville, Virginia, with approximately 11,000 vehicles per day. B-1 Business General zoning supports the property's retail-oriented commercial classification.
Key Highlights
- 4,860‑square‑foot building with two 2,430 SF floors
- Renovated in 2026 with open‑concept floor plans
- Two bathrooms on each level; lower floor includes a kitchen
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
$62,722
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
9.02%
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%
$1,254,440
$1.3M
Cap Rate 7%
$896,029
$896.0K
Cap Rate 9%
$696,911
$696.9K
Market Conditions
NOI Build-Up for 4,860 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
$97.4K $20.04/SF
− Vacancy
−$7.8K −$1.60/SF
EGI
$89.6K $18.44/SF
− OpEx
−$26.9K −$5.53/SF
NOI
$62.7K $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%
$1,254,440
Cap Rate 7%
$896,029
Cap Rate 9%
$696,911
Alternative Uses
Best Use
Retail
$896.0K
$784.0K – $1.05M
NOI $62,722 @ 7.0% cap · market cap 9.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,527 @ 7.0% cap · market cap 14.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
11,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
95k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 44%
Shops & Services 24%
Groceries 21%
Dining 10%
Walmart
Superstores
41,280 visits/mo
0.1 miles
Food Lion Grocery Store
Groceries
15,818 visits/mo
0.2 miles
Hardee's
Dining
9,461 visits/mo
0.1 miles
Dollar Tree
Shops & Services
9,307 visits/mo
0.2 miles
Virginia ABC
Groceries
4,103 visits/mo
0.1 miles
Demographics for 22853, VA
4,608
Population
1,839
Households
2.5
Avg Household Size
42
Median Age
13%
College-Educated
83%
High-School Grad
39.0 sq mi
ZIP Area
118
Density / Sq Mi
$61,415
Median Household Income
$36,539
Median Earnings
$961
Median Rent
$207,100
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 Business General zoning, private parking, and a location across from Walmart support flexible commercial use.
Where is this retail space located?
The property is located at 384 S MAIN ST Timberville, VA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: 4,860‑square‑foot building with two 2,430 SF floors; Renovated in 2026 with open‑concept floor plans; Two bathrooms on each level; lower floor includes a kitchen
