Veterinary Medical
For Sale
Contact for pricing
10 Walsh Lane, Fredericksburg, VA 22405
Established veterinary healthcare property with a dedicated animal-hospital use.
Property Size6,390 SF
Price / SF$397
Days on Market94
Property Features for 10 Walsh Lane
General Information
Standard status
Active
Size
6,390 SF
Property subtype
Mixed Use
Occupancy
100%
Net Operating Income
$171,666
Building Details
Year Built
2004
Abandoned
No
Listing Agency:
Matthews
Listed By:
Michael Moreno · License #CA 01982943
Source:
Crexi
Added: May 29
Changed: Aug 29
Last Checked: Aug 29 at 11:27PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Matthews
Investment Insights
Based on property information with market context.
VCA White Oak Animal Hospital is a veterinary healthcare property totaling 6,390 square feet. The facility was constructed in 2004 and is identified for animal-hospital use.
The property is located at 10 Walsh Lane in Fredericksburg, Virginia, within ZIP code 22405.
The property is located at 10 Walsh Lane in Fredericksburg, Virginia, within ZIP code 22405.
Key Highlights
- 6,390‑square‑foot veterinary healthcare property
- Constructed in 2004
- VCA White Oak Animal Hospital
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
$126,022
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
4.96%
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%
$2,520,440
$2.5M
Cap Rate 7%
$1,800,314
$1.8M
Cap Rate 9%
$1,400,244
$1.4M
Market Conditions
NOI Build-Up for 6,390 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
$231.6K $36.24/SF
− Vacancy
−$21.5K −$3.37/SF
EGI
$210.0K $32.87/SF
− OpEx
−$84.0K −$13.15/SF
NOI
$126.0K $19.72/SF
Area
Spotsylvania County, VA
Vacancy
9.30%
Lease Rate
$36.24 /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%
$2,520,440
Cap Rate 7%
$1,800,314
Cap Rate 9%
$1,400,244
Alternative Uses
Best Use
Healthcare Medical
$1.80M
$1.58M – $2.10M
NOI $126,022 @ 7.0% cap · market cap 4.96%
Second Best
Office B
$1.69M
$1.48M – $1.97M
NOI $118,407 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$2.00M
$1.75M – $2.34M
NOI $140,210 @ 7.0% cap · market cap 5.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
184
Businesses Nearby
Explore this area
Business Placement
Demographics for 22405, VA
34,430
Population
13,058
Households
2.6
Avg Household Size
38
Median Age
44%
College-Educated
95%
High-School Grad
53.3 sq mi
ZIP Area
646
Density / Sq Mi
$128,315
Median Household Income
$62,794
Median Earnings
$1,931
Median Rent
$413,100
Median Home Value
Market
Vacancy Rate% for Office in Fredericksburg, VA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical center - Established veterinary healthcare property with a dedicated animal-hospital use.
Where is this medical center located?
The property is located at 10 Walsh Lane Fredericksburg, VA.
What is the asking price?
The asking price for this property is $2,543,200.
What are key features of this property?
This property features: 6,390‑square‑foot veterinary healthcare property; Constructed in 2004; VCA White Oak Animal Hospital
