Bed & Breakfast with Golf Course
New
For Sale
$786,000
12616 TRENCH HILL LANE, Fredericksburg, VA 22407
The 6.86-acre property combines a 2002 residence with a golf course setting and potential for an expanded lodging operation.
Property Size6,376 SF
Lot Size6.86 Acres
Days on Market6
Property Features for 12616 TRENCH HILL LANE
General Information
Standard status
Active
Size
6,376 SF
Total Parking Spaces
13
Lot size
6.86 Acres
Property subtype
MixedUse
Taxes and HOA fees
Annual Taxes
$5,588
Building Details
Building Size
6,376 SF
Year Built
2002
Listing Agency:
Samson Properties
Listed By:
Nathan E Coryell · License #0225105943
(703) 732-1941
Source:
Barnesrealestatecompany
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 1:13PM
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 Samson Properties
Investment Insights
Based on property information with market context.
At 12616 Trench Hill Lane, this 6,376-square-foot property was built in 2002 and occupies 6.86 acres. The site includes 13 parking spaces and is described as having views of Cannon Ridge Golf Course, which borders the property.
Spotsylvania County’s Bed and Breakfast Level II regulations allow for 5 to 20 guest rooms in separate accessory buildings, as well as meal service for lodging guests and their private guests. A Special Use Permit is required to pursue this designation. The property’s existing parking and acreage are part of its current configuration.
Spotsylvania County’s Bed and Breakfast Level II regulations allow for 5 to 20 guest rooms in separate accessory buildings, as well as meal service for lodging guests and their private guests. A Special Use Permit is required to pursue this designation. The property’s existing parking and acreage are part of its current configuration.
Key Highlights
- 6.86‑acre property with views of Cannon Ridge Golf Course
- 6,376 square feet; built in 2002
- 13 existing parking spaces
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
$40,886
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
5.20%
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%
$817,720
$817.7K
Cap Rate 7%
$584,086
$584.1K
Cap Rate 9%
$454,289
$454.3K
Market Conditions
NOI Build-Up for 6,376 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
$95.6K $15.00/SF
− Vacancy
−$9.6K −$1.50/SF
EGI
$86.1K $13.50/SF
− OpEx
−$45.2K −$7.09/SF
NOI
$40.9K $6.41/SF
Area
Spotsylvania County, VA
Vacancy
10.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$817,720
Cap Rate 7%
$584,086
Cap Rate 9%
$454,289
Alternative Uses
Best Use
Hotel Hospitality
$584.1K
$511.1K – $681.4K
NOI $40,886 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.00M
$1.75M – $2.33M
NOI $139,903 @ 7.0% cap · market cap 17.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 22407, VA
62,668
Population
23,305
Households
2.7
Avg Household Size
38
Median Age
33%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
1,027
Density / Sq Mi
$105,218
Median Household Income
$47,282
Median Earnings
$1,758
Median Rent
$376,200
Median Home Value
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - The 6.86-acre property combines a 2002 residence with a golf course setting and potential for an expanded lodging operation.
Where is this bed & breakfast located?
The property is located at 12616 TRENCH HILL LANE Fredericksburg, VA.
What is the asking price?
The asking price for this property is $786,000.
What are key features of this property?
This property features: 6.86‑acre property with views of Cannon Ridge Golf Course; 6,376 square feet; built in 2002; 13 existing parking spaces
