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    Turnkey Adventure Park Business Opportunity Title is generated by Realmo AI

    4368 PENSION, Chincoteague, VA 23336

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    For Sale
    $598,000

    COMMERCIAL - CHINCOTEAGUE, VA

    Property size:
    440 SF
    Lot size:
    0.25 Acres
    Price / SF:
    $1,359/SF
    Added:
    Apr 17, 2026
    Days on Market:
    35
    Last Refresh:
    May 21 at 5:06 pm

    Property Features for 4368 PENSION

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    APN
    30A6-A-4
    Size
    440 SF
    Lot size
    0.25 Acres

    Building Details

    Year built
    2021

    We can help!

    Listing Contact
    Angie Conklin Abell

    Listing agent Angie Conklin Abell

    Listing office BEACH BAY REALTY, LLC 6202 MADDOX BLVD, Chincoteague, VA

    Listing date Apr 17, 2026

    MLS# 71247

    Copyright © 2026 Eastern Shore 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.

    HighLights

    • Turnkey Adventure Business: Fully operational Iron Pony Adventure Park, ready for immediate ownership and income generation.
    • Professionally Built Ropes Course: Includes over $200,000 in equipment and certified trainers, offering a high‑quality adventure experience.
    • Relocatable Ropes Course: Flexibility to continue operations on the current site or move the ropes course to a different location.
    • Commercial Structure: Features a 441 sq ft building (approx. 5 years old) with Anderson windows, mini‑split HVAC, and data/internet connectivity.
    • Ample Parking & Essential Utilities: Includes parking for 11+ vehicles, septic, and water, ensuring operational convenience.
    • C‑3 Commercial Zoning: Offers versatility and strong income potential for various business ventures.

    Overview

    This is an exceptional opportunity to own Iron Pony Adventure Park, a fully operational and established adventure business being offered as a turnkey sale. Situated on a 0.25-acre parcel, the property is fully equipped with septic, water, and fencing, and provides ample parking for 11 or more vehicles. The centerpiece is a professionally built ropes course with over $200,000 in equipment included, along with certified trainers currently operating the business. The course is designed for flexibility, allowing for continued operations on-site or relocation to another venue if desired. The property features a 21x21 (441 square feet) commercial structure, approximately 5 years old, with Anderson windows, mini-split HVAC systems, and data/internet connectivity for seamless business operations. Two ADA-compliant outdoor restrooms provide added convenience for guests. Zoned C-3 commercial, this property offers versatility and strong income potential. Located in Chincoteague, Virginia, this is a rare opportunity to acquire both the business and brand in one package. This property is intended for commercial use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Iron Pony Adventure ... Travel Agency

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Funland Amusements — 6528 Maddox Blvd, Chincoteague, VA 23336

    Location Insight

    • Map
    • Local Demand
    City
    Chincoteague
    County
    Accomack
    State
    Virginia
    Longitude
    -75.365853
    Latitude
    37.933509

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    FAQs

    What type of property is this?
    Sports & entertainment property - Established adventure park on 0.25 acres with commercial structure.
    Where is this sports & entertainment property located?
    The property is located at 4368 PENSION Chincoteague, VA.
    What is the asking price?
    The asking price for this property is $598,000.
    What are key features of this property?
    This property features: Turnkey Adventure Business: Fully operational Iron Pony Adventure Park, ready for immediate ownership and income generation.; Professionally Built Ropes Course: Includes over $200,000 in equipment and certified trainers, offering a high‑quality adventure experience.; Relocatable Ropes Course: Flexibility to continue operations on the current site or move the ropes course to a different location.
    (757) 710-1598
    We can help!
    Listing Contact
    Angie Conklin Abell
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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