Mixed-Use Investment
For Sale
Contact for pricing
11200 Catharpin Rd, Spotsylvania, VA 22553
8,500 SqFt mixed-use property with 7.45% CAP rate.
Property Size8,500 SF
Price / SF$129.41
Days on Market160
Property Features for 11200 Catharpin Rd
General Information
Standard status
Active
Size
8,500 SF
Class
C
Property subtype
Mixed Use, Retail
Zoning
A-2
Occupancy
100%
Lease Type
Gross
Investment Type
Value Add
Net Operating Income
$94,800
Building Details
Year Built
1970
Units
5
Tenancy
Multi
Listing Agency:
Johnson Realty Advisors
(540) 548-2220
Listed By:
Kingston Simmons · License #0225277236
Source:
Crexi
Added: Mar 16
Changed: Aug 14
Last Checked: Aug 22 at 1:15PM
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 Johnson Realty Advisors
Investment Insights
Based on property information with market context.
This mixed-use property offers an investment opportunity with a capitalized rate of 7.45%. The building has a total area of 8,500 square feet.
Key Highlights
- 7.45% CAP Rate makes this an attractive investment opportunity
- Mixed Use Property offering diverse income streams
- 8,500 SqFt providing ample space
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
$89,888
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
8.17%
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%
$1,797,760
$1.8M
Cap Rate 7%
$1,284,114
$1.3M
Cap Rate 9%
$998,756
$998.8K
Market Conditions
NOI Build-Up for 8,500 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
$153.0K $18.00/SF
− Vacancy
−$9.2K −$1.08/SF
EGI
$143.8K $16.92/SF
− OpEx
−$53.9K −$6.34/SF
NOI
$89.9K $10.58/SF
Area
Spotsylvania County, VA
Vacancy
6.00%
Lease Rate
$18.00 /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%
$1,797,760
Cap Rate 7%
$1,284,114
Cap Rate 9%
$998,756
Alternative Uses
Best Use
Mixed Use
$1.28M
$1.12M – $1.50M
NOI $89,888 @ 7.0% cap · market cap 8.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.66M
$2.33M – $3.11M
NOI $186,508 @ 7.0% cap · market cap 16.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Explore this area
Business Placement
Demographics for 22553, VA
16,476
Population
5,891
Households
2.8
Avg Household Size
39
Median Age
36%
College-Educated
94%
High-School Grad
43.6 sq mi
ZIP Area
378
Density / Sq Mi
$131,416
Median Household Income
$59,197
Median Earnings
$1,870
Median Rent
$438,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 8,500 SqFt mixed-use property with 7.45% CAP rate.
Where is this mixed-use property located?
The property is located at 11200 Catharpin Rd Spotsylvania, 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: 7.45% CAP Rate makes this an attractive investment opportunity; Mixed Use Property offering diverse income streams; 8,500 SqFt providing ample space
