12 A Cattlemans Ln 3,500 SF of Industrial Space Available in Berryville, VA 22611

Approximately 3,500 SF Flexible Warehouse / Industrial Space – Berryville, VA Approximately 3,500 square feet of warehouse/industrial space offering a unique combination of open warehouse area, multiple drive-in bays, conditioned workspace, plumbing, electrical upgrades, and an existing specialized agricultural build-out. The space is currently configured for specialty indoor agriculture/mushroom production, but much of the interior build-out is non-structural and may be removed or modified to accommodate a wide variety of future uses, subject to landlord approval, applicable zoning, permitting, and code requirements. The current layout includes an approximately 25' x 33' large open bay, an approximately 25' x 33' insulated area, approximately 15' x 32' of connected bay space, and an approximately 15' x 16' separate smaller bay/storage area, as shown on the conceptual floor plan. Property Features Approximately 3,500 SF of total warehouse/industrial space Approximately 15-foot warehouse ceiling height in the main bay area Multiple grade-level garage/drive-in doors Large primary warehouse bay with flexible open floor area Existing interior framed production/grow room with approximately 10-foot ceiling height Interior specialty-production areas feature water-resistant/waterproof-type finishes Insulated and air-conditioned interior bay/work area Dedicated mini-split HVAC system Bathroom Reception/office-type area Commercial three-compartment sink Additional utility sink/plumbing infrastructure Multiple smaller warehouse/storage bays Existing electrical service and upgraded electrical infrastructure Ability to potentially create additional openings or connections between bays, subject to landlord approval and all applicable permitting/code requirements The property has been improved with infrastructure designed to support more demanding commercial operations, including a dedicated 200-amp electrical subpanel/distribution, 220V/240V heavy-power circuits, plumbing, wall penetrations, slab-sealing treatments, and a 39-inch commercial three-compartment sink. These improvements can provide a substantial head start for a tenant needing power, water, climate-controlled workspace, wash-down/production areas, specialty agriculture infrastructure, or similar commercial capabilities. Flexible Existing Build-Out The current configuration was developed for mushroom cultivation and related specialty agricultural production. A future tenant may elect to utilize portions of the existing infrastructure or redesign the space for another permitted commercial or industrial use. Interior framing and non-structural improvements may potentially be removed, relocated, or modified. Additional access between individual warehouse bays may also be possible. Any alterations, demolition, construction, electrical work, plumbing work, wall openings, or other modifications would be at the tenant's expense and require advance landlord approval, permits where applicable, and compliance with all applicable codes. Potential Uses Depending on zoning, licensing, permitting, and landlord approval, the property may be well suited for uses such as specialty agriculture, indoor growing, contractor operations, trades, workshop space, assembly, light production, equipment storage, distribution, e-commerce fulfillment, commercial storage, or other compatible industrial/commercial operations. The existing combination of power, plumbing, HVAC, sinks, insulated space, warehouse bays, and specialty-production infrastructure may be particularly valuable to a tenant who would otherwise need to install these improvements from scratch. Important Measurement & Property Disclaimer All square footage, dimensions, ceiling heights, bay sizes, door dimensions, equipment descriptions, utility capacities, improvement values, and other property information are approximate and are provided for marketing and informational purposes only. They are not represented or warranted as exact. Prospective tenants and their agents are responsible for independently verifying all measurements, square footage, utilities, electrical capacity, plumbing, building systems, zoning, permitted uses, licensing requirements, accessibility, code compliance, and suitability of the premises for their intended use. Tenant should conduct its own inspections and due diligence prior to entering into a lease. Any modifications to the premises are subject to landlord approval and applicable governmental permits and requirements.