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    616-622 Garrisonville Rd Stafford, VA 22554

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    For Sale
    $3,413,666

    2.926± AC retail development site in Stafford, Virginia.

    Lot size:
    2.93 Acres

    Property Features for 616-622 Garrisonville Rd

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    2.93 Acres

    Building Details

    Year built
    2015

    We can help!

    Listing Contact
    Ryan Rauner
    Source: Elliman

    Listing Agency: CENTURY 21 COMMERCIAL NEW MILLENNIUM Listing Agent: Ryan Rauner

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Prime Retail Development Site Available

    This 2.926± acre retail development site is located at the corner of Garrisonville Road and Kingsland Drive in Stafford, Virginia, a high-visibility intersection within one of the county’s most heavily traveled retail corridors. The site benefits from a traffic count of 52,000 vehicles per day on Garrisonville Road (2024 VDOT). It is situated 1.5 miles from I-95 Exit 143B. The surrounding area has a 3-mile demographic profile including a population of over 28,000, an average household income exceeding $140,000, and a daytime population of over 12,000 driven by Quantico MCB. Nearby are Embrey Mill (1,000+ new homes), Hampton Inn, Chick-fil-A, Walmart, and new residential rooftops. The property consists of parcels 20-4 & 20C-2-195, to be combined via an approved boundary line adjustment. Zoned B-2 Urban Commercial (Highway Corridor Overlay District), the site allows for retail, restaurant, medical, office, bank, and fitness uses by-right. A Major Site Plan was approved on 6/30/2014 for a 15,000± SF multi-tenant retail center. A Conditional Use Permit R17-100 (2017) is in place with drive-thru approval. A VDOT entrance permit has been issued, allowing full turning movements without additional review. The site features underground stormwater management, and public water & sewer are available on site, with a 6" water line along Kingsland Drive and confirmed fire flow for commercial retail. An existing 2,160 SF office/retail building, currently income-producing, is demolition-ready. The site is cleared, rough-graded, and shovel-ready, with Cullen Loam (CuB2) soils. All off-site improvements (curb, gutter, sidewalk) have been pre-coordinated. The Stafford retail vacancy is 2.5% (Q3 2025), with asking rents between $27–$33/SF NNN and a 24% YoY absorption increase in the submarket. Vertical construction can commence immediately upon ground lease execution or closing, with anticipated delivery in Q3 2026. The site is suitable for a QSR with drive-thru, convenience store/gas, bank, fitness center, medical office, pharmacy, urgent care, coffee shop, or multi-tenant strip center.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Stafford
    County
    Stafford
    State
    Virginia
    Longitude
    -77.441785
    Latitude
    38.4736681

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    FAQs

    What type of property is this?
    Commercial land - 2.926± AC retail development site in Stafford, Virginia.
    Where is this commercial land located?
    The property is located at 616-622 Garrisonville Rd Stafford, VA.
    What is the asking price?
    The asking price for this property is $3,413,666.
    What are key features of this property?
    This property features: - Prime corner pad location at the high-visibility intersection of Garrisonville Road (SR 610) and Kingsland Drive with 52,000 VPD, offering exceptional exposure.; - Conditional Use Permit R17-100 (2017) grants drive-thru approval, a rare and valuable asset in Stafford.; - Shovel-ready site that is cleared and rough-graded, with VDOT entrance permit issued, allowing immediate vertical construction.
    (703) 943-7079
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    616-622 Garrisonville Rd Stafford, VA 22554
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    Stafford, VA 22554
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    616-622 Garrisonville Rd Stafford, VA 22554
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    We can help!
    Listing Contact
    Ryan Rauner
    (703) 943-7079 (703) 858-2770 (703) 753-7910
    Learn more
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