Operational School Campus on Route
For Sale
Contact for pricing
10713 Tidewater Trail, Fredericksburg, VA 22408
Turnkey private school campus in Fredericksburg region with high visibility.
Property Size12,215 SF
Price / SF$319.28
Days on Market175
Property Features for 10713 Tidewater Trail
General Information
Standard status
Active
Size
12,215 SF
Class
A
Property subtype
Office, Hospitality, Mixed Use
Zoning
C1
Occupancy
100%
Listing Agency:
RE/MAX Supercenter
Listed By:
Scott Cleveland · License #0225191567
Source:
Crexi
Added: Feb 17
Changed: Aug 8
Last Checked: Aug 10 at 7:31AM
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 RE/MAX Supercenter
Investment Insights
Based on property information with market context.
This is a fully operational private school campus situated in the rapidly growing Fredericksburg region. The property is located along Tidewater Trail (Route 17), offering visibility and convenient access. Designed and operated as a private school, the property is a turnkey opportunity for continued educational use or conversion to professional, institutional, or specialty operations, subject to zoning. The campus features multiple classrooms configured for structured academic programs, administrative offices, and multi-purpose rooms suitable for assemblies, enrichment programs, and community events. The layout supports preschool through high school operations. The buildings encourage learning, collaboration, and community engagement. Interior spaces are adaptable for instructional or organizational needs. The grounds include outdoor areas for recess, athletics, events, or future expansion. The layout allows for additional improvements, and additional acreage may be available. The property has frontage on Tidewater Trail (Route 17) with strong daily traffic counts. The buildings are functional, and there is a large parking area. Potential uses under C1 zoning, subject to local approval, include office and professional uses such as medical, dental, legal, insurance, and real estate offices, and financial institutions. Personal service businesses such as barber and beauty salons, nail salons, tailor shops, dry cleaning pick-up, and shoe repair are also permitted. Limited food service establishments, medical and care facilities, and institutional and community uses such as churches and child care centers are also potential uses. Health, wellness, and creative concepts such as fitness, rehabilitation, or therapy centers, wellness retreat spaces, dance or performance studios, film or television production spaces, recording studios, and arts and music academies are also possibilities. The property has existing educational infrastructure and a flexible layout adaptable to multiple professional or institutional uses. The property size is 12215 square feet.
Key Highlights
- Turnkey, fully operational private school campus ready for immediate occupancy.
- Prime location on Tidewater Trail (Route 17) with high visibility and easy access in a high‑growth area.
- Flexible layout adaptable to multiple professional, institutional, or specialty uses (subject to zoning).
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
$226,344
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
5.80%
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%
$4,526,880
$4.5M
Cap Rate 7%
$3,233,486
$3.2M
Cap Rate 9%
$2,514,933
$2.5M
Market Conditions
NOI Build-Up for 12,215 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
$332.7K $27.24/SF
− Vacancy
−$30.9K −$2.53/SF
EGI
$301.8K $24.71/SF
− OpEx
−$75.4K −$6.18/SF
NOI
$226.3K $18.53/SF
Area
Spotsylvania County, VA
Vacancy
9.30%
Lease Rate
$27.24 /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%
$4,526,880
Cap Rate 7%
$3,233,486
Cap Rate 9%
$2,514,933
Alternative Uses
Best Use
Office B
$3.23M
$2.83M – $3.77M
NOI $226,344 @ 7.0% cap · market cap 5.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.83M
$3.35M – $4.47M
NOI $268,023 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
114
Businesses Nearby
Explore this area
Business Placement
Demographics for 22408, VA
32,043
Population
12,438
Households
2.6
Avg Household Size
36
Median Age
40%
College-Educated
92%
High-School Grad
47.3 sq mi
ZIP Area
677
Density / Sq Mi
$114,598
Median Household Income
$54,934
Median Earnings
$1,771
Median Rent
$353,500
Median Home Value
Market
Vacancy Rate% for Office in Fredericksburg, VA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
School - Turnkey private school campus in Fredericksburg region with high visibility.
Where is this school located?
The property is located at 10713 Tidewater Trail Fredericksburg, VA.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: Turnkey, fully operational private school campus ready for immediate occupancy.; Prime location on Tidewater Trail (Route 17) with high visibility and easy access in a high‑growth area.; Flexible layout adaptable to multiple professional, institutional, or specialty uses (subject to zoning).
