Two-Level Office
For Sale
$900,000
810 S MAIN Street, Culpeper, VA 22701
Commercial Sale, CULPEPER, VA
Property Size3,600 SF
Lot Size0.33 Acres
Price / SF$250
Days on Market119
Property Features for 810 S MAIN Street
General Information
Property type
Other
Property subtype
Office
Parking
21
Parking features
Parking Lot
Elementary school district
CULPEPER COUNTY PUBLIC SCHOOLS
Middle school district
CULPEPER COUNTY PUBLIC SCHOOLS
High school district
CULPEPER COUNTY PUBLIC SCHOOLS
Standard status
Active
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
3422
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1929
Building materials
Brick
Listing Agency:
CENTURY 21 New Millennium · Century 21 Real Estate
(540) 825-1613
Listed By:
Krystle Smith · License #225205029
(540) 229-3158
Added: May 10
Changed: Aug 19
Last Checked: Sep 5 at 8:06PM
MLS# VACU2013574
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 810 S Main Street in Culpeper, this freestanding, two-level Class B office property was built in 1929. The building has brick construction, forced-air heating, central air conditioning, and a dedicated parking lot. It is currently vacant, allowing a future owner to occupy, reconfigure, or reposition the space without existing lease obligations.
The property sits along Main Street in downtown Culpeper and is divided into two parcels. NX zoning supports office, retail, medical, professional services, and other commercial applications. The surrounding downtown setting includes historic buildings, local businesses, government offices, and established commercial corridors.
The property sits along Main Street in downtown Culpeper and is divided into two parcels. NX zoning supports office, retail, medical, professional services, and other commercial applications. The surrounding downtown setting includes historic buildings, local businesses, government offices, and established commercial corridors.
Key Highlights
- Vacant freestanding office property built in 1929
- Two‑level Class B office building with brick construction
- NX zoning allows office, retail, medical, professional services, and other commercial uses
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$48,201
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.36%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$964,020
$964.0K
Cap Rate 7%
$688,586
$688.6K
Cap Rate 9%
$535,567
$535.6K
Market Conditions
NOI Build-Up for 3,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$75.2K $20.88/SF
− Vacancy
−$10.9K −$3.03/SF
EGI
$64.3K $17.85/SF
− OpEx
−$16.1K −$4.46/SF
NOI
$48.2K $13.39/SF
Area
Culpeper County, VA
Vacancy
14.50%
Lease Rate
$20.88 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$964,020
Cap Rate 7%
$688,586
Cap Rate 9%
$535,567
Alternative Uses
Best Use
Office B
$688.6K
$602.5K – $803.4K
NOI $48,201 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.00M
$1.75M – $2.33M
NOI $139,968 @ 7.0% cap · market cap 15.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,033
Businesses Nearby
Explore this area
Business Placement
Demographics for 22701, VA
37,411
Population
13,770
Households
2.7
Avg Household Size
38
Median Age
27%
College-Educated
88%
High-School Grad
172.2 sq mi
ZIP Area
217
Density / Sq Mi
$93,910
Median Household Income
$47,492
Median Earnings
$1,386
Median Rent
$376,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Vacant Class B property with NX zoning supports office, retail, medical, and professional-service uses.
Where is this office building located?
The property is located at 810 S MAIN Street Culpeper, VA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Vacant freestanding office property built in 1929; Two‑level Class B office building with brick construction; NX zoning allows office, retail, medical, professional services, and other commercial uses
