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    Equine Property with Indoor Arena Title is generated by Realmo AI

    8021 OLYMPIC WAY, Culpeper, VA 22701

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    For Sale
    $899,900

    Lots/Land/Farm - CULPEPER, VA

    Type:Farm
    Lot size:
    14.00 Acres
    Added:
    Apr 15, 2026
    Days on Market:
    24
    Last Refresh:
    May 8 at 10:06 pm

    Property Features for 8021 OLYMPIC WAY

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Lot size
    14.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3119

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Philip L Thornton

    Listing agent Philip L Thornton

    Listing office Warrenton 492 Blackwell Road, VA

    Listing date Apr 15, 2026

    MLS# VACU2013324 Listing URL

    Copyright © 2026 Long & Foster Real Estate. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey equine‑oriented property ideal for boarding/training facility on 14+ acres.
    • Indoor arena (160x80 sq/ft) with adjoining viewing lounge/offices and outdoor arena (150x150) with gazebo.
    • 14 fully matted stalls (8 in main barn, 6 in addition) with wash stalls, tack/feed rooms, hay loft, and half bath.
    • Includes a 1‑2 Bed/1 Bath apartment in the stable and additional living space with full bath, lounge, kitchenette in the arena annex.
    • 6 fenced paddocks, many with run‑in sheds and water.
    • Convenient location: close to trail systems, 15 minutes to Culpeper, 20 minutes to HITS; RV hookups available.

    Overview

    This 14+ acre equine-oriented property is designed for an active boarding and/or training facility. A cherry tree-lined driveway leads to the barns and indoor/outdoor arenas. The stable area includes 14 fully matted stalls across two barns, with 8 in the main barn and 6 in the addition. It features two wash stalls with hot/cold water, two tack/feed rooms (one heated), a hay loft, and a half bath, plus a 1-2 bed/1 bath apartment. The indoor arena provides 160x80 sq ft of lit space and a 24x36 annex with two offices/bedrooms, one full bath, a common/lounge area, a utility/laundry room, a kitchenette, and plexiglass windows. The indoor area connects to a 150x150 outdoor arena with a covered gazebo. There are six fenced paddocks, several with run-in sheds and water access. The driveway system allows for parking and trailer maneuvering. The stables and arena have 50-Amp RV hookups. Located a short distance from trail systems, it is 15 minutes to Culpeper and 20 minutes to HITS, with proximity to hunt clubs. An adjacent 10-acre estate lot is also available for sale.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Misty Run Horseback Riding Service

    Suggested Use

    Building Supply Garden Center Electrical Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Culpeper
    County
    Culpeper
    State
    Virginia
    Longitude
    -78.09878
    Latitude
    38.48723

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    FAQs

    What type of property is this?
    Horse & equestrian property - Turnkey equine property with boarding, training facilities, and arenas.
    Where is this horse & equestrian property located?
    The property is located at 8021 OLYMPIC WAY Culpeper, VA.
    What is the asking price?
    The asking price for this property is $899,900.
    What are key features of this property?
    This property features: Turnkey equine‑oriented property ideal for boarding/training facility on 14+ acres.; **Indoor arena (160x80 sq/ft) with adjoining viewing lounge/offices and outdoor arena (150x150) with gazebo.**; **14 fully matted stalls (8 in main barn, 6 in addition) with wash stalls, tack/feed rooms, hay loft, and half bath.**
    (888) 536-0216
    We can help!
    Listing Contact
    Philip L Thornton
    Learn More
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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.

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