Commercial Property in High-Traffic
For Sale
$1,450,000
10411 Courthouse Rd, Spotsylvania, VA 22553
Commercial property in Spotsylvania County with strong visibility and access.
Property Size5,562 SF
Price / SF$260.70
Days on Market140
Property Features for 10411 Courthouse Rd
General Information
Standard status
Active
Size
5,562 SF
Building Details
Year Built
1987
Listing Agency:
Coldwell Banker Elite
(540) 429-3414
Listed By:
Brian Cunningham · License #0225185942
Source:
Kandorre
Added: Apr 8
Changed: Aug 23
Last Checked: Aug 25 at 9:17AM
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 Coldwell Banker Elite
Investment Insights
Based on property information with market context.
This commercial property is situated in Spotsylvania County along Courthouse Road (Route 208), a primary commercial corridor. Located near the intersection of Leavells Road, it is directly in front of Breezewood and across from Hilltop Plaza. The property benefits from frontage, visibility, and access within an established business environment. The surrounding area includes national and regional retailers, medical providers, and service-oriented businesses, such as the Giant grocery center, Chipotle, McDonald’s, and 7-Eleven. The location benefits from a residential base and proximity to amenities, contributing to traffic patterns and commercial viability. Its central location allows connectivity to Spotsylvania Courthouse, Fredericksburg, and the Massaponax/I-95 corridor, positioning the asset within a stable commercial district. Fredericksburg Family Chiropractic is secured under a long-term lease. The property is suitable for investors seeking stable income and owner-users looking to establish a presence in a high-demand location. The property is intended for commercial use.
Key Highlights
- Prime location on Courthouse Road (Route 208) in Spotsylvania County.
- Excellent visibility and access.
- Located within an established and highly active business environment.
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
$103,064
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
7.11%
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%
$2,061,280
$2.1M
Cap Rate 7%
$1,472,343
$1.5M
Cap Rate 9%
$1,145,156
$1.1M
Market Conditions
NOI Build-Up for 5,562 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
$151.5K $27.24/SF
− Vacancy
−$14.1K −$2.53/SF
EGI
$137.4K $24.71/SF
− OpEx
−$34.4K −$6.18/SF
NOI
$103.1K $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%
$2,061,280
Cap Rate 7%
$1,472,343
Cap Rate 9%
$1,145,156
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.72M
NOI $103,064 @ 7.0% cap · market cap 7.11%
Second Best
Retail
$1.13M
$989.8K – $1.32M
NOI $79,181 @ 7.0% cap · market cap 5.46%
Theoretical Best
Office A
$1.74M
$1.53M – $2.03M
NOI $122,042 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
343
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Commercial property in Spotsylvania County with strong visibility and access.
Where is this retail space located?
The property is located at 10411 Courthouse Rd Spotsylvania, VA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Prime location on Courthouse Road (Route 208) in Spotsylvania County.; Excellent visibility and access.; Located within an established and highly active business environment.
