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    Turn-Key Restaurant with Commercial Units Title is generated by Realmo AI

    11669 LEE Hwy, Sperryville, VA 22740

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    For Sale
    $825,000

    Fully equipped restaurant with additional commercial units and high visibility.

    Type:Commercial
    Property size:
    4,824 SF
    Lot size:
    3.35 Acres
    Price / SF:
    $171/SF
    Added:
    Apr 26, 2026
    Days on Market:
    42
    Last Refresh:
    Apr 26 at 1:57 pm

    Property Features for 11669 LEE Hwy

    General Information

    Standard status
    Active
    Size
    4,824 SF
    Lot size
    3.35 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1975

    We can help!

    Listing Contact
    Robert Glenn Chapman IV

    Listing agent Robert Glenn Chapman IV

    Listing office Cheri Woodard Realty

    Listing date Apr 26, 2026

    Source Elliman

    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 Cheri Woodard Realty

    HighLights

    • Turn‑key restaurant with all equipment included. 1,800 sq. ft. restaurant space with 700 sq. ft. commercial kitchen and 1,100 sq. ft. dining room, plus outdoor seating.
    • High‑traffic location on Rte 211 with over 2 million vehicles annually.
    • Multiple commercial units offer diversified rental income potential.
    • Comprehensively renovated in 2017 with modernized systems including HVAC, plumbing, electrical, fire suppression, and propane.
    • Large paved parking lot with space for 20+ vehicles.
    • Valuable grandfathered billboard sign.

    Overview

    This 4,800 square foot commercial property presents an opportunity for investors or food operators. The turn-key property features a fully equipped restaurant and multiple additional commercial units, offering potential for diversified rental income. The facility was renovated in 2017 and has been maintained since. Located on Route 211, the property benefits from high visibility with over 2 million vehicles passing annually. The restaurant includes a 700 square foot commercial kitchen with stainless steel appliances, shelving, and service items. The 1,100 square foot dining room is complemented by a 700 square foot front dining deck. The restaurant can accommodate approximately 50 patrons and includes restrooms. A covered porch provides seating for an additional 20 dining guests. The property has a paved parking lot with space for over 20 vehicles and includes a grandfathered billboard sign. The building has been modernized with new HVAC, plumbing, electrical, fire suppression, and propane lines, supported by building permits and maintenance records. The property is served by a private well, public sewer, electric, propane heat, and Comcast internet. The property sits on 3.35 acres zoned Highway Commercial. Built in 1975, the property was renovated in 2017 and has 4,824 gross building square feet. The restaurant space is 1,800 square feet and includes all equipment.
    Location Intelligence

    Current Use by Public Records

    Distinguished Engagements Catering ... Take-out & Catering

    Suggested Use

    Real Estate Agency Spa & Massage Center Big Box & Wholesale Store Skin Care Clinic Food Market Cafe & Coffee Shop (Bike/Boat/Book/etc) Store Catering Service Fish Market (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Sperryville
    County
    Rappahannock
    State
    Virginia
    Longitude
    -78.2563979
    Latitude
    38.6507283

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    FAQs

    What type of property is this?
    Conventional restaurant - Fully equipped restaurant with additional commercial units and high visibility.
    Where is this conventional restaurant located?
    The property is located at 11669 LEE Hwy Sperryville, VA.
    What is the asking price?
    The asking price for this property is $825,000.
    What are key features of this property?
    This property features: Turn‑key restaurant with all equipment included. 1,800 sq. ft. restaurant space with 700 sq. ft. commercial kitchen and 1,100 sq. ft. dining room, plus outdoor seating.; High‑traffic location on Rte 211 with over 2 million vehicles annually.; Multiple commercial units offer diversified rental income potential.
    (703) 887-0895
    We can help!
    Listing Contact
    Robert Glenn Chapman IV
    Learn More
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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.

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