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    Turn-Key Hospitality and Restaurant Buildings Title is generated by Realmo AI

    128 & 134 E Davis Street, Culpeper, VA 22701

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    For Sale
    $2,495,000

    Two fully renovated Davis Street buildings combine restaurant space, lodging suites, and an apartment above for turn-key operations.

    Type:Commercial
    Added:
    Nov 23, 2025
    Days on Market:
    194
    Last Refresh:
    Jun 5 at 2:30 am

    Property Features for 128 & 134 E Davis Street

    General Information

    Standard status
    Active
    Property subtype
    Commercial

    Building Details

    Year Built
    1953

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    Listing Contact
    Philip L Thornton IV

    Listing agent Philip L Thornton IV

    Listing office Long & Foster Real Estate,Inc.

    Listing date Nov 23, 2025

    Source Deepcreeklake

    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 Long & Foster Real Estate,Inc.

    HighLights

    • Year built 1953 for two fully renovated Davis Street buildings offering hospitality and lodging spaces
    • Restaurant space: It's About Thyme with murals by Italian artist Davido Rodoquino
    • On the first building, a renovated luxury 2‑bedroom apartment overlooking Davis St
    • Second building includes additional restaurant space currently rented to a fast‑casual eatery
    • Upper level Thyme Inn with three suites, including one with a balcony and mountain views
    • Buildings are joined by a covered alleyway via a long‑term lease with the Town for conditioned outdoor dining

    Overview

    This for-sale offering features two fully renovated Davis Street buildings presented as a turn-key hospitality and food-and-beverage investment. One building is home to a longtime restaurant, It's About Thyme, with added visual character from murals by Italian artist Davido Rodoquino. Above the restaurant is a luxury two-bedroom apartment overlooking Davis Street, offering an additional residential component in the same structure. The second building provides an additional restaurant space, currently rented to a fast-casual eatery, with lodging positioned above in the Thyme Inn. The Thyme Inn is a collection of three luxe suites, including one suite with a balcony overlooking mountain views.

    The two iconic buildings are joined via a covered alleyway. A long-term lease with the Town supports conditioned outdoor dining through the covered alley, expanding the guest experience beyond indoor seating. The property is presented as a cohesive hospitality campus in historic downtown Culpeper, with both buildings contributing distinct, street-level and above-level use.

    Designed for an owner-operator or investor seeking hospitality and dining in one consolidated setup, the property combines restaurant operations, lodging suites, and an apartment component within two renovated buildings. The inclusion of dedicated guest accommodations in the same footprint as food service can simplify management while supporting a varied tenant and use mix based on the existing on-site configuration.
    Location Intelligence

    Current Use by Public Records

    It's About Thyme Restaurant

    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
    Culpeper
    County
    Culpeper
    State
    Virginia
    Longitude
    -77.9955735
    Latitude
    38.4733746

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    FAQs

    What type of property is this?
    Hotel - Two fully renovated Davis Street buildings combine restaurant space, lodging suites, and an apartment above for turn-key operations.
    Where is this hotel located?
    The property is located at 128 & 134 E Davis Street Culpeper, VA.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: Year built 1953 for two fully renovated Davis Street buildings offering hospitality and lodging spaces; Restaurant space: It's About Thyme with murals by Italian artist Davido Rodoquino; On the first building, a renovated luxury 2‑bedroom apartment overlooking Davis St
    We can help!
    Listing Contact
    Philip L Thornton 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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