Listing Agency: Cottonwood Commercial LLC Show Phone

Listed By: Craig Anders · License #0225231207 Show Phone

Source: Raycaddellrealestate

Added: Aug 30 Changed: Oct 15 Last Checked: Oct 14 at 10:37PM

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Investment Insights

Based on property information with market context.

This 3,300 SF medical office is arranged for efficient patient and staff circulation, with a reception area, administrative front desk, consultation rooms, staff areas, private restrooms, and multiple private exam rooms and offices. Plumbed-in sinks are installed throughout the exam and office areas. The space has operated as a local medical practice for 25 years and is offered in move-in-ready condition.

The property is positioned along the 33 E corridor in McGaheysville, serving both McGaheysville and Massanutten. On-site parking accommodates staff and visitors. The existing layout is suited to medical, dental, physical therapy, wellness, and other professional office uses identified for the property.

Key Highlights

• 3,300 SF medical office space
• 25‑year operating history as a local medical practice
• Multiple private exam rooms and offices with plumbed‑in sinks

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$36,424

Suggested Prices Based on Cap Rates

Cap Rate 5%

$728,480 $728.5K

Cap Rate 7%

$520,343 $520.3K

Cap Rate 9%

$404,711 $404.7K

What to ask about pricing

Market Conditions

NOI Build-Up for 3,300 SF

Gross rent

$69.3K $21.00/SF

− Vacancy

−$8.6K −$2.60/SF

EGI

$60.7K $18.40/SF

− OpEx

−$24.3K −$7.36/SF

NOI

$36.4K $11.04/SF

Area

Rockingham County, VA

Vacancy

12.40%

Lease Rate

$21.00 /SF/Yr

Expense Ratio

40.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$728,480

Cap Rate 7%

$520,343

Cap Rate 9%

$404,711

Alternative Uses

Best Use

Office B

$723.0K

$632.6K – $843.5K (±1% cap)

NOI $50,609 @ 7.0% cap · market cap 5,060,900.00%

Second Best

Healthcare Medical

$520.3K

$455.3K – $607.1K (±1% cap)

NOI $36,424 @ 7.0% cap · market cap 3,642,400.00%

Theoretical Best

Office A

$994.5K

$870.2K – $1.16M (±1% cap)

NOI $69,617 @ 7.0% cap · market cap 6,961,700.00%

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

Property Analytics

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Current Use

Medical Office Space

Suggested Use

Top Pick Building Supply HVAC Service Auto Parts Store Bakery (Bike/Boat/Book/etc) Store Cafe & Coffee Shop

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

Location Intelligence

Trade Area within ½ mile

103

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 22840, VA

4,524

Population

3,642

Households

1.2

Avg Household Size

44

Median Age

45%

College-Educated

92%

High-School Grad

31.4 sq mi

ZIP Area

144

Density / Sq Mi

$93,580

Median Household Income

$52,134

Median Earnings

$1,536

Median Rent

$355,700

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

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Frequently Asked Questions

What type of property is this?

Medical Office Space - Move-in-ready medical office with reception, private treatment areas, staff facilities, and on-site parking.

Where is this medical office space located?

The property is located at 9982 SPOTSWOOD TRL Mcgaheysville, VA.

What are key features of this property?

This property features: 3,300 SF medical office space; 25‑year operating history as a local medical practice; Multiple private exam rooms and offices with plumbed‑in sinks