New Construction Auto Service
For Sale
Contact for pricing
Pending
1171 Garrisonville Rd, Stafford, VA 22556
Brand-new automotive service property with a long-term corporate-backed lease and scheduled rent increases.
Property Size5,798 SF
Days on Market351
Property Features for 1171 Garrisonville Rd
General Information
Standard status
Pending
Size
5,798 SF
Class
A
Property subtype
Retail
Zoning
Commercial
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$241,907
Additional Details
Highway Access
Yes
Building Details
Year Built
2025
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Marcus & Millichap - Orange County
Listed By:
Kyle Blatt · License #CA 02017976
Source:
Crexi
Added: Sep 16, 2025
Changed: Aug 30
Last Checked: Aug 30 at 10:43PM
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 Marcus & Millichap - Orange County
Investment Insights
Based on property information with market context.
Completed in 2025, this 5,798-square-foot Firestone Complete Auto Care facility is positioned for automotive service use. The property is subject to a fifteen-year corporate-backed lease with 5% increases every five years, and the tenant is Bridgestone Retail Operations LLC.
The facility is located at 1171 Garrisonville Road in Stafford, Virginia, near Walmart Neighborhood Market, Sheetz, and AutoZone. Interstate 95 provides regional transportation access. The surrounding area includes an average household income exceeding $170,000 within a one-mile radius, while Bridgestone Retail Operations LLC operates 2,200 stores nationwide and has an A credit rating from Standard & Poor’s.
The facility is located at 1171 Garrisonville Road in Stafford, Virginia, near Walmart Neighborhood Market, Sheetz, and AutoZone. Interstate 95 provides regional transportation access. The surrounding area includes an average household income exceeding $170,000 within a one-mile radius, while Bridgestone Retail Operations LLC operates 2,200 stores nationwide and has an A credit rating from Standard & Poor’s.
Key Highlights
- 5,798‑square‑foot auto service facility completed in 2025
- Fifteen‑year corporate‑backed lease with 5% increases every five years
- Leased to Bridgestone Retail Operations LLC
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
$193,953
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
4.01%
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%
$3,879,060
$3.9M
Cap Rate 7%
$2,770,757
$2.8M
Cap Rate 9%
$2,155,033
$2.2M
Market Conditions
NOI Build-Up for 5,798 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
$290.1K $50.04/SF
− Vacancy
−$13.1K −$2.25/SF
EGI
$277.1K $47.79/SF
− OpEx
−$83.1K −$14.34/SF
NOI
$194.0K $33.45/SF
Area
Stafford County, VA
Vacancy
4.50%
Lease Rate
$50.04 /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%
$3,879,060
Cap Rate 7%
$2,770,757
Cap Rate 9%
$2,155,033
Alternative Uses
Best Use
Retail
$2.77M
$2.42M – $3.23M
NOI $193,953 @ 7.0% cap · market cap 4.01%
Second Best
Industrial
$826.2K
$722.9K – $963.9K
NOI $57,835 @ 7.0% cap · market cap 1.20%
Theoretical Best
Specialty Retail
$3.22M
$2.82M – $3.76M
NOI $225,426 @ 7.0% cap · market cap 4.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
149
Businesses Nearby
11k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 50%
Groceries 45%
Dining 5%
Goodwill
Apparel
5,606 visits/mo
0.2 miles
Virginia ABC
Groceries
5,027 visits/mo
0.1 miles
Papa John's Pizza
Dining
568 visits/mo
0.3 miles
Demographics for 22556, VA
29,688
Population
9,976
Households
3
Avg Household Size
36
Median Age
37%
College-Educated
88%
High-School Grad
46.4 sq mi
ZIP Area
640
Density / Sq Mi
$127,713
Median Household Income
$50,894
Median Earnings
$1,765
Median Rent
$453,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Del's Automotive — 987 Garrisonville Rd, Stafford, VA 22556
Frequently Asked Questions
What type of property is this?
Auto shop - Brand-new automotive service property with a long-term corporate-backed lease and scheduled rent increases.
Where is this auto shop located?
The property is located at 1171 Garrisonville Rd Stafford, VA.
What is the asking price?
The asking price for this property is $4,838,140.
What are key features of this property?
This property features: 5,798‑square‑foot auto service facility completed in 2025; Fifteen‑year corporate‑backed lease with 5% increases every five years; Leased to Bridgestone Retail Operations LLC
