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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Retail space
531 Acorn Dr Harrisonburg, VA 22802-2428
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-3192432
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Total area
3,250 SF
Lot
0.65 ac (28,118 SF)
Zoning code
GENERAL INDUSTRIAL
APN
045 C 5
UPID
US87-3192432
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
AVIA LLC - AUDIO VIDEO INTEGRATION AUTOMATION IT Consulting Firm Tech Support Center
-
Colnial Industrial Refrigeration Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$540k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$530k
Owner & transaction history
Mountain Valley Contracting LLC · 5 yrs held
Mountain Valley Contracting LLC
since 2021
Last sale
$525,000
3 recorded transactions
Zoning & alternative use
GENERAL INDUSTRIAL · Harrisonburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$560,000
+142.8%
Medical building
$405,000
+76.5%
Auto repair, garage
$345,000
+49.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Harrisonburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Harrisonburg submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$400,000
ML approach
$540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$560,000
Change: +143% · Conversion: Easy
MEDICAL BUILDING
$405,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$345,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $525k (Apr 9 2021)
Last sale anchor
$525k
Apr 9 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$163 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$3,118
Tax year 2021
Assessed value
$346,400
Assessed 2021
Previous assessed
$346,400
+0.0% YoY
Effective rate
0.90%
On assessed value
Assessed land
$140,600
Assessed improvement
$205,800
Land market value
$140,600
Improvement market value
$205,800
Total market value
$346,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Stories
1
Total area
3,250 SF
Lot
0.65 ac (28,118 SF)
Zoning code
GENERAL INDUSTRIAL
APN
045 C 5
UPID
US87-3192432
Jurisdiction
HARRISONBURG CITY
Zoning & alternative use
GENERAL INDUSTRIAL · Harrisonburg, VA
Zoning GENERAL INDUSTRIAL · permitted uses
GENERAL INDUSTRIAL · Harrisonburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Harrisonburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$560,000
MEDICAL BUILDING
Est. value
$405,000
AUTO REPAIR, GARAGE
Est. value
$345,000
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Mountain Valley Contracting LLC
Entity
Mailing address
195 HEMPT RD, MECHANICSBURG, PA 17050-2605
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2021
$525,000
Mountain Valley Contracting LLC
Grb Properties LLC
Deed
$420,000 · Dupont Community Cu
Dec 19, 2016
—
Grb Properties LLC
—
Deed
related
$254,000 · M & T Bank
Mar 22, 2006
$340,000
David W Knupp
William E Shmidheiser III
Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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