Brick Medical Office
New
For Sale
$1,100,000
829 Davis St, Blacksburg, VA 24060
Commercial Sale, Blacksburg, VA
Property Size4,400 SF
Lot Size0.87 Acres
Price / SF$250
Days on Market5
Property Features for 829 Davis St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
O
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 2, Bathroom 1
Directions
From Downtown Blacksburg: Take S Main St. for 3.1 miles towards Christiansburg, take a right on Hightop Rd travel 0.5 miles and turn left onto Davis St. Travel 500 feet and turn right into parking lot
Subdivision
1000 - Montgomery County
Standard status
Active
APN
376- 1 3
Lot size
0.87 Acres
Taxes and HOA fees
Tax Description
Mount Kairos LLC
Tax Annual Amount
8620
Legal Description
Mount Kairos LLC
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
2015
Floors in Building
1
Flooring type
Vinyl
Building materials
Brick
Roof type
Shingle
Listing Agency:
WOLTZ & ASSOCIATES
(540) 342-3560
Listed By:
REAVES KITSON WARD
(540) 342-3560
Added: Aug 28
Changed: Aug 31
Last Checked: Sep 1 at 1:06AM
MLS# 930900
Copyright © 2026 Roanoke Valley Association of Realtors. 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.
This brick medical office building provides approximately 4,400 SF of professional space on 0.87 acres. Constructed in 2015 and fully outfitted in 2016/17, the property includes 12 exam rooms, three handicap accessible bathrooms, vinyl flooring, heat-pump heating and cooling, a shingle roof, and public water and sewer. On-site parking supports approximately 22 vehicles. The property is currently occupied by Blacksburg Pediatrics, PLC.
Zoned O-Office District, the building is positioned in an established medical and professional area of Blacksburg near LewisGale Hospital Montgomery and other healthcare providers. Its existing layout and medical improvements support continued healthcare use, professional office occupancy, or an owner-occupant configuration, subject to applicable requirements.
Zoned O-Office District, the building is positioned in an established medical and professional area of Blacksburg near LewisGale Hospital Montgomery and other healthcare providers. Its existing layout and medical improvements support continued healthcare use, professional office occupancy, or an owner-occupant configuration, subject to applicable requirements.
Key Highlights
- 4,400+/- SF brick medical/professional office building
- 0.87+/- acres in Blacksburg's established medical and professional area
- 12 exam rooms and three handicap accessible bathrooms
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
$67,282
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
6.12%
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%
$1,345,640
$1.3M
Cap Rate 7%
$961,171
$961.2K
Cap Rate 9%
$747,578
$747.6K
Market Conditions
NOI Build-Up for 4,400 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
$136.8K $31.08/SF
− Vacancy
−$24.6K −$5.59/SF
EGI
$112.1K $25.49/SF
− OpEx
−$44.9K −$10.19/SF
NOI
$67.3K $15.29/SF
Area
Montgomery County, VA
Vacancy
18.00%
Lease Rate
$31.08 /SF/Yr
Expense Ratio
40.00%
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%
$1,345,640
Cap Rate 7%
$961,171
Cap Rate 9%
$747,578
Alternative Uses
Best Use
Healthcare Medical
$961.2K
$841.0K – $1.12M
NOI $67,282 @ 7.0% cap · market cap 6.12%
Second Best
Office B
$768.2K
$672.2K – $896.2K
NOI $53,774 @ 7.0% cap · market cap 4.89%
Theoretical Best
Flex RnD
$1.04M
$911.1K – $1.21M
NOI $72,889 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 24060, VA
46,755
Population
22,797
Households
2.1
Avg Household Size
28
Median Age
63%
College-Educated
98%
High-School Grad
130.8 sq mi
ZIP Area
357
Density / Sq Mi
$63,496
Median Household Income
$31,827
Median Earnings
$1,266
Median Rent
$412,300
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?
Medical Office Space - Purpose-built medical office with exam rooms, accessible facilities, and on-site parking in an established healthcare setting.
Where is this medical office space located?
The property is located at 829 Davis St Blacksburg, VA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 4,400+/- SF brick medical/professional office building; 0.87+/- acres in Blacksburg's established medical and professional area; 12 exam rooms and three handicap accessible bathrooms
