Mixed-Use Property with
New
For Sale
$699,900
405 N MAIN ST, Bridgewater, VA 22812
Building, BRIDGEWATER, VA
Property Size2,445 SF
Lot Size0.32 Acres
Price / SF$286.26
Days on Market2
Property Features for 405 N MAIN ST
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I-1 Industrial General
Directions
On Main St in Bridgewater.
Subdivision
Rockingham
Standard status
Active
APN
122/ A2 A/ / 41/ A
Size
2,445 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2026
Utilities
Heating system
Heat Pump (Heating), Forced Air
Cooling system
Central Air
Building Details
Roof type
Metal
Listing Agency:
Real Broker LLC
Listed By:
Zach Koops
(855) 450-0442
Added: Sep 2
Last Checked: Sep 3 at 12:06AM
MLS# 681510
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 mixed-use building combines commercial space with an upstairs residential apartment, creating a two-part layout suitable for business operations and on-site living. The property contains 2,445 square feet on a 0.32-acre lot and is identified as I-1 Industrial General zoning. Existing building systems include central air conditioning, heat pump and forced-air heating, and a metal roof.
Located at 405 N Main St in Bridgewater, the property sits across from Generations Park. Its placement along Main Street provides an established town setting for the commercial portion, while the separate upstairs apartment adds a residential component within the same structure.
Located at 405 N Main St in Bridgewater, the property sits across from Generations Park. Its placement along Main Street provides an established town setting for the commercial portion, while the separate upstairs apartment adds a residential component within the same structure.
Key Highlights
- Mixed‑use building with commercial space and an upstairs residential apartment
- 2,445 square feet on a 0.32‑acre lot
- I‑1 Industrial General zoning
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
$37,497
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
5.36%
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%
$749,940
$749.9K
Cap Rate 7%
$535,671
$535.7K
Cap Rate 9%
$416,633
$416.6K
Market Conditions
NOI Build-Up for 2,445 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
$58.7K $24.00/SF
− Vacancy
−$8.7K −$3.55/SF
EGI
$50.0K $20.45/SF
− OpEx
−$12.5K −$5.11/SF
NOI
$37.5K $15.34/SF
Area
Rockingham County, VA
Vacancy
14.80%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$749,940
Cap Rate 7%
$535,671
Cap Rate 9%
$416,633
Alternative Uses
Best Use
Office B
$535.7K
$468.7K – $625.0K
NOI $37,497 @ 7.0% cap · market cap 5.36%
Second Best
Retail
$450.8K
$394.4K – $525.9K
NOI $31,555 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$736.9K
$644.8K – $859.7K
NOI $51,580 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial space pairs with an upstairs residence for a flexible live-work configuration.
Where is this mixed-use property located?
The property is located at 405 N MAIN ST Bridgewater, VA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Mixed‑use building with commercial space and an upstairs residential apartment; 2,445 square feet on a 0.32‑acre lot; I‑1 Industrial General zoning
