Building Details

Year Built 1921

Tenancy Multi

Listing Agency: Keller Williams Realty k***@gmail.com Show Phone

Listed By: Lori Fountain Bales · License #0225229904 Show Phone

Source: Cummingsrealtors

Added: Aug 2 Changed: Oct 15 Last Checked: Oct 15 at 12:45AM

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Investment Insights

Based on property information with market context.

Located at 7760 MAIN St in Middletown, this 1921 mixed-use property combines a commercial main building with an attached second unit. The well-maintained interior includes a front porch, foyer, grand staircase, hardwood floors, exposed brick, decorative fireplaces, an updated kitchen, private rooms, and multiple bathrooms. The attached unit has a separate kitchen and living area, two bedrooms, and two-and-a-half baths, allowing independent or integrated use.

The property sits across the street from the Wayside Theater and a short distance from I-81. B-1 Commercial zoning supports the range of approved uses described for the property, including offices, boutique retail, medical or wellness practices, hospitality, and event space. Site improvements include a detached two-car garage with additional storage, a storage shed, abundant off-street parking, and outdoor space.

Key Highlights

• B‑1 Commercial zoning with flexible approved‑use potential
• 1921 building with hardwood floors, exposed brick, decorative fireplaces, and a grand staircase
• Attached second unit includes a kitchen, living area, two bedrooms, and two‑and‑a‑half baths

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$56,235

Cap Rate

9.00%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,124,700 $1.1M

Cap Rate 7%

$803,357 $803.4K

Cap Rate 9%

$624,833 $624.8K

Market Conditions

NOI Build-Up for 4,200 SF

Gross rent

$87.7K $20.88/SF

− Vacancy

−$12.7K −$3.03/SF

EGI

$75.0K $17.85/SF

− OpEx

−$18.7K −$4.46/SF

NOI

$56.2K $13.39/SF

Area

Warren County, VA

Vacancy

14.50%

Lease Rate

$20.88 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,124,700

Cap Rate 7%

$803,357

Cap Rate 9%

$624,833

Alternative Uses

Best Use

Mixed Use

$1.05M

$915.5K – $1.22M (±1% cap)

NOI $73,238 @ 7.0% cap · market cap 11.72%

Second Best

Office B

$803.4K

$702.9K – $937.3K (±1% cap)

NOI $56,235 @ 7.0% cap · market cap 9.00%

Theoretical Best

Specialty Retail

$2.33M

$2.04M – $2.72M (±1% cap)

NOI $163,296 @ 7.0% cap · market cap 26.13%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Shenandoah Midwifery Physician Belle Grove Birth Medical Clinic

Suggested Use

Top Pick Parking Lot & Garage Building Supply HVAC Service Electrical Service Real Estate Agency Bakery

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Multi-tenant

Tenancy

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

138

Businesses Nearby

Explore this area Business Placement

Demographics for 22645, VA

4,208

Population

1,788

Households

2.4

Avg Household Size

44

Median Age

26%

College-Educated

92%

High-School Grad

36.4 sq mi

ZIP Area

116

Density / Sq Mi

$81,354

Median Household Income

$44,706

Median Earnings

$1,018

Median Rent

$389,100

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - B-1 Commercial zoning supports a flexible layout with an attached residential unit and multiple potential business configurations.

Where is this mixed-use property located?

The property is located at 7760 MAIN STREET Middletown, VA.

What is the asking price?

The asking price for this property is $625,000.

What are key features of this property?

This property features: B‑1 Commercial zoning with flexible approved‑use potential; 1921 building with hardwood floors, exposed brick, decorative fireplaces, and a grand staircase; Attached second unit includes a kitchen, living area, two bedrooms, and two‑and‑a‑half baths