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    5844 Valley Pike Stephens City, VA

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    For Sale
    $1,500,000

    Operating drive-in theater with two screens on 10.16 acres.

    Type:LAND
    Lot size:
    5.06 Acres
    Added:
    Nov 19, 2025
    Days on Market:
    133
    Last Refresh:
    Mar 29 at 8:25 pm

    Property Features for 5844 Valley Pike

    General Information

    Standard status
    Active
    Lot size
    5.06 Acres
    Property subtype
    LAND

    We can help!

    Listing Contact
    H. Paige Manuel

    Listing agent H. Paige Manuel

    Listing office OakCrest Commercial Real Estate

    Listing date Nov 19, 2025

    Source Moodyscre

    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 OakCrest Commercial Real Estate

    Overview

    Operating Drive-In Theater For Sale

    This operating drive-in theater is currently leased to a tenant based out-of-state, with the lease expiring on December 31, 2025. The tenant has a first right of refusal of thirty days. The property is zoned Frederick County B-2, General Business District, and comprises 10.16 acres, equivalent to 442,570 square feet. The site features a 1,686 square foot concession building and snack bar with two projection rooms. There are two drive-in theater screens; Screen 1 measures 84 ft. by 60 ft., and Screen 2 is approximately 50 ft. by 35 ft. The property includes 380 drive-in speakers mounted on 4 ft. poles, with two speakers per pole. A children’s playground is also present. Note that the existing digital projection equipment is owned by the current operating company, headquartered in Texas. A new purchaser intending to operate the drive-in theater would need to invest in state-of-the-art digital projection equipment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Theaters & concert halls

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Department Store Skin Care Clinic Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Stephens City
    County
    Frederick
    State
    Virginia
    Longitude
    -78.2317
    Latitude
    39.0713

    Nearby Similar for Sale

    • $699,000

      Versatile Commercial Building on Route 11

      3,000 sq ft commercial building on 1.5 acres.
      4919 VALLEY Pike, STEPHENS CITY, VA 22655
      View Details
    • $875,000

      Profitable Retail Business Opportunity

      Retail business with 12,000 SF space for sale.
      5307 MAIN Street, STEPHENS CITY, VA 22655
      View Details

    FAQs

    What type of property is this?
    Theater & concert hall - Operating drive-in theater with two screens on 10.16 acres.
    Where is this theater & concert hall located?
    The property is located at 5844 Valley Pike Stephens City, VA.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Large Land Area: 10.16 acres zoned B‑2 General Business District.; Existing Infrastructure: Includes a 1,686 SF concession building/snack bar with two projection rooms.; Two Existing Drive‑In Screens: Screen 1 (84 ft x 60 ft) and Screen 2 (50 ft x 35 ft).
    (540) 247-4974
    We can help!
    Listing Contact
    H. Paige Manuel
    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.

    More about this property
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