Commercial Flex Warehouse
For Sale
$1,350,000
115 W Shirley Ave, Warrenton, VA 20186
A 2005-built flex/warehouse building with zoning C and over half-acre site area.
Property Size10,000 SF
Price / SF$135
Days on Market48
Property Features for 115 W Shirley Ave
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Special Purpose
Zoning
C
Building Details
Building Size
10,000 SF
Year Built
2005
Listing Agency:
Cres Inc Commercial Real Estate Services
Listed By:
Bill Chipman
(540) 878-1211
Source:
Cresinc
Added: Jul 19
Changed: Aug 22
Last Checked: Sep 4 at 4:20AM
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 Cres Inc Commercial Real Estate Services
Investment Insights
Based on property information with market context.
This commercial flex/warehouse building was constructed in 2005 and offers approximately 10,000 square feet of space. The property is described as being suited for versatile use, with the zoning listed as C.
The site is located at 115 W Shirley Ave in Warrenton, Virginia, with the public remarks citing a prime U.S. 29 Business location.
For buyers evaluating a flexible industrial or warehouse-style facility, this property presents a compact site and a single building setup with the stated zoning for adaptable use.
The site is located at 115 W Shirley Ave in Warrenton, Virginia, with the public remarks citing a prime U.S. 29 Business location.
For buyers evaluating a flexible industrial or warehouse-style facility, this property presents a compact site and a single building setup with the stated zoning for adaptable use.
Key Highlights
- 10,000 SF commercial/flex building constructed in 2005
- Over 0.5‑acre site area
- Zoned C for versatile use
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
$99,750
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
7.39%
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%
$1,995,000
$2.0M
Cap Rate 7%
$1,425,000
$1.4M
Cap Rate 9%
$1,108,333
$1.1M
Market Conditions
NOI Build-Up for 10,000 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
$150.0K $15.00/SF
− Vacancy
−$7.5K −$0.75/SF
EGI
$142.5K $14.25/SF
− OpEx
−$42.8K −$4.27/SF
NOI
$99.8K $9.98/SF
Area
Fauquier County, VA
Vacancy
5.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,995,000
Cap Rate 7%
$1,425,000
Cap Rate 9%
$1,108,333
Alternative Uses
Best Use
Flex RnD
$1.83M
$1.60M – $2.14M
NOI $128,310 @ 7.0% cap · market cap 9.50%
Second Best
Industrial
$1.42M
$1.25M – $1.66M
NOI $99,750 @ 7.0% cap · market cap 7.39%
Theoretical Best
Specialty Retail
$5.55M
$4.86M – $6.48M
NOI $388,800 @ 7.0% cap · market cap 28.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,033
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20186, VA
15,171
Population
6,114
Households
2.5
Avg Household Size
43
Median Age
44%
College-Educated
93%
High-School Grad
58.7 sq mi
ZIP Area
258
Density / Sq Mi
$100,813
Median Household Income
$50,533
Median Earnings
$1,541
Median Rent
$485,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Serendipity Catering + Design — 12 Culpeper St, Warrenton, VA 20186
Frequently Asked Questions
What type of property is this?
Flex space - A 2005-built flex/warehouse building with zoning C and over half-acre site area.
Where is this flex space located?
The property is located at 115 W Shirley Ave Warrenton, VA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 10,000 SF commercial/flex building constructed in 2005; Over 0.5‑acre site area; Zoned C for versatile use
