Commercial Land with Existing
For Sale
$3,100,000
1033 Big Bethel Road, Hampton, VA 23666
Commercial/Industrial, Hampton, VA
Property Size15,088 SF
Lot Size17.80 Acres
Price / SF$205.46
Days on Market366
Property Features for 1033 Big Bethel Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R11
Subdivision
ALL OTHERS AREA 105
Standard status
Active
Size
15,088 SF
Lot size
17.80 Acres
Taxes and HOA fees
Tax Annual Amount
12715
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1988
Roof type
Metal, Shingle
Listing Agency:
RE/MAX Connect · RE/MAX International
(757) 525-3639
Listed By:
Carlyn Menser · License #0225104023
(757) 879-9759
Added: Sep 25, 2025
Changed: Sep 17
Last Checked: Sep 25 at 8:06AM
MLS# 10603491
Copyright © 2026 Real Estate Information Network, Inc. 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 17.8-acre commercial land assemblage consists of three combined parcels with an existing 15,000-square-foot commercial building and a separate 2,700-square-foot residence. The improvements date to 1988 and include forced-air heating, central air, and shingle and metal roofing. R-11 zoning supports the property’s identified residential, mixed-use, and commercial development considerations.
The property fronts Big Bethel Road in Hampton and is positioned along a main thoroughfare. Shopping, established businesses, and interstate access are identified in the surrounding area. The combination of substantial land area, existing structures, and an established road setting provides a broad physical base for evaluating future development or reuse.
The property fronts Big Bethel Road in Hampton and is positioned along a main thoroughfare. Shopping, established businesses, and interstate access are identified in the surrounding area. The combination of substantial land area, existing structures, and an established road setting provides a broad physical base for evaluating future development or reuse.
Key Highlights
- 17.8 acres across three combined parcels
- 15,000‑square‑foot commercial building
- Separate 2,700‑square‑foot residence
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
$187,393
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
6.04%
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%
$3,747,860
$3.7M
Cap Rate 7%
$2,677,043
$2.7M
Cap Rate 9%
$2,082,144
$2.1M
Market Conditions
NOI Build-Up for 15,088 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
$325.9K $21.60/SF
− Vacancy
−$26.1K −$1.73/SF
EGI
$299.8K $19.87/SF
− OpEx
−$112.4K −$7.45/SF
NOI
$187.4K $12.42/SF
Area
Hampton, VA
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$3,747,860
Cap Rate 7%
$2,677,043
Cap Rate 9%
$2,082,144
Alternative Uses
Best Use
Mixed Use
$2.68M
$2.34M – $3.12M
NOI $187,393 @ 7.0% cap · market cap 6.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.92M
$3.43M – $4.58M
NOI $274,662 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Explore this area
Business Placement
Demographics for 23666, VA
52,845
Population
25,117
Households
2.1
Avg Household Size
37
Median Age
27%
College-Educated
91%
High-School Grad
19.4 sq mi
ZIP Area
2,724
Density / Sq Mi
$70,798
Median Household Income
$42,552
Median Earnings
$1,439
Median Rent
$241,600
Median Home Value
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Frequently Asked Questions
What type of property is this?
Commercial land - R-11 zoning accompanies two existing structures and access along Big Bethel Road.
Where is this commercial land located?
The property is located at 1033 Big Bethel Road Hampton, VA.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: 17.8 acres across three combined parcels; 15,000‑square‑foot commercial building; Separate 2,700‑square‑foot residence
