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Property profile & analytics
OFF-MARKET
Estimated value
$19,890,000
Investment properties
865 Prt Republic Rd Harrisonburg, VA 22801-3499
Entity Owned
1-yr Hold
Free & Clear
Property ID
US87-2509495
Property summary
AI-generated overview
This exceptional retail opportunity at 865 Port Republic Road in Harrisonburg, Virginia, offers a unique blend of existing and buildable space. The property totals 178,400 square feet and is zoned R5C within Harrisonburg City County. Currently available is a 2,600 square foot restaurant space and a 3,100 square foot shell space ready for immediate build-out, representing a minimum divisible space of 3,100 square feet. The maximum contiguous space available is also 3,100 square feet. This location boasts high visibility on Port Republic Road, experiencing a daily traffic volume of 24,000 vehicles. Its strategic placement within a high-density mixed-use development, surrounded by student housing, ensures consistent foot traffic. The property's proximity to James Madison University (less than one mile) and Interstate 81 Exit 245 provides unparalleled accessibility and exposure to a large customer base. This is an ideal location for businesses seeking high visibility and convenient access to a vibrant community and major transportation arteries. The property consists of a single suite.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2009
Total area
7,936 SF
Lot
5.46 ac (237,620 SF)
Zoning code
LOW DENS MIXED RESID
APN
092 F 1
UPID
US87-2509495
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
-
Greens & Grains Cafe Cafe & Coffee Shop
-
Subway Take-out & Catering
-
Thai Harrisonburg Restaurant Restaurant
-
Greens and Grains Restaurant
-
865 East Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.89M
Owner & transaction history
Beacon Southern Investors LLC · 1 yrs held
Beacon Southern Investors LLC
since 2025
Last sale
$19.5M
1 recorded transaction
Zoning & alternative use
LOW DENS MIXED RESID · Harrisonburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$20,675,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$19.89M
Range $17.90M – $21.88M · ±10% · vs last sale $19.50M (May 14 2025)
Last sale anchor
$19.50M
May 14 2025
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
$2,506 / 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
$159,962
Tax year 2021
Assessed value
$17,773,600
Assessed 2021
Previous assessed
$17,773,600
+0.0% YoY
Effective rate
0.90%
On assessed value
Assessed land
$1,423,300
Assessed improvement
$16,350,300
Land market value
$1,423,300
Improvement market value
$16,350,300
Total market value
$17,773,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2009
Stories
6
Total area
7,936 SF
Lot
5.46 ac (237,620 SF)
Zoning code
LOW DENS MIXED RESID
APN
092 F 1
UPID
US87-2509495
Jurisdiction
HARRISONBURG CITY
Zoning & alternative use
LOW DENS MIXED RESID · Harrisonburg, VA
Zoning LOW DENS MIXED RESID · permitted uses
LOW DENS MIXED RESID · 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.
Building & site characteristics
From public records
Year built
2009
Stories
6
Lot
5.46 ac
Current owner
From public records · entity-resolved
Beacon Southern Investors LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 2037, HARRISONBURG, VA 22801-9503
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2025
$19,500,000
Beacon Southern Investors LLC
865 East LLC
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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