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    235 Boyers Rd Harrisonburg, VA 22801
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    235 Boyers Rd Harrisonburg, VA 22801

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    • Residential land & home lots
    For Sale
    $900,000
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    Residential Development Land Near Harrisonburg For Sale
    $900,000
    6.20 Acres

    Residential Development Land Near Harrisonburg

    6.2 acres suitable for residential development near Harrisonburg, Virginia.

    235 BOYERS RD, Harrisonburg, VA 22801
    View Listing
    Property ID
    US87-2984184
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Residential land & home lots

    Property Details for 235 Boyers Rd

    Property type
    Residential land & home lots

    Description

    What a fabulous location for desperately needed housing in the Harrisonburg/Rockingham market! Here we have 6.2 acres on 2 parcels positioned just outside city limits and conveniently situated for access to the Stone Spring connector and the Rt. 33 corridor. This property provides easy access to all aspects of employment, shopping, entertainment and travel. Ideal for multifamily/residential development - subject to rezoning. DEED RESTRICTIONS TO RESIDENTIAL USES ONLY.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Harrisonburg
    County
    Harrisonburg
    State
    Virginia
    Longitude
    -78.8370301
    Latitude
    38.4125453

    Comparable in this City

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    • $89,000
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      Residential Lot with Mountain Views

      Building lot in Rockingham, VA with mountain views.
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    • $89,000
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      Rockingham County Homesite Opportunity

      2.2-acre residential land near Lakeview Golf Course and Harrisonburg.
      Shen Lake Dr, Harrisonburg, VA 22801
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    Similar Nearby for Sale

    • $3,150,000
      15.75 Acres

      Residential Development Land Opportunity Zone

      15.75 acres in Harrisonburg metro growth area, near retail.
      15.75 Acres Apple Vly Rd, Harrisonburg, VA 22801
      View Details
    • $239,900
      2.20 Acres

      Prime Building Lot in Harrisonburg

      2.2-acre lot near downtown and JMU, ready for building.
      581 Myers Ave, Harrisonburg, VA 22801
      View Details
    • $77,000
      0.27 Acres

      Residential Lot in Willow Ridge

      0.27-acre residential lot in Harrisonburg, VA, no HOA fees.
      2122 Willow Hill Dr, Harrisonburg, VA 22801
      View Details
    • $89,000
      0.43 Acres

      Residential Lot with Mountain Views

      Building lot in Rockingham, VA with mountain views.
      131 Markham Pl, Harrisonburg, VA 22801
      View Details
    • $89,000
      Pending

      Residential Land in Rockingham, VA

      Homesite in premier community with mountain views, ideal for building.
      140 Markham Pl, Harrisonburg, VA 22801
      View Details
    • $189,900
      2.20 Acres

      Rockingham County Homesite Opportunity

      2.2-acre residential land near Lakeview Golf Course and Harrisonburg.
      Shen Lake Dr, Harrisonburg, VA 22801
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Office Space with Secure Lot

      1500 SF office with .6 acre fenced lot.
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      Retail Development Land Near Resort

      Land for retail development near Preston Lake and Massanutten Resort.
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      Prime Commercial Land in Harrisonburg

      1.435-acre ground-lease opportunity in Harrisonburg's fastest growing commercial area.
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      Land For Rent Harrisonburg

      Land available for rent in Harrisonburg, Virginia.
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      Prime Retail Corridor Land Parcel

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      High-Visibility Commercial Land For Lease

      0.91 acre commercial land for ground lease or build-to-suit.
      3269 S Main St, Harrisonburg, VA 22801
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    235 Boyers Rd
    Harrisonburg, VA 22801
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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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