Furnished Professional Office
New
For Sale
$1,250,000
1303 Courthouse Rd, Stafford, VA 22554
Three-thousand-square-foot office property with multiple private offices, flex workspace, reception, kitchen, and three bathrooms.
Property Size3,000 SF
Price / SF$416.67
Days on Market1
Property Features for 1303 Courthouse Rd
General Information
Standard status
Active
Size
3,000 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Furnished
Yes
Office Units
1
Amenities
security system
Building Details
Year Built
2012
Buildings
1
Construction
brick/concrete
Tenancy
Single
Listing Agency:
Samson Properties
Listed By:
Daniel Carpenter-Hughes
Source:
Honorableservicerealty
Added: Sep 13
Last Checked: Sep 13 at 9:22AM
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.
This 3,000-square-foot office building was constructed in 2012 and is offered fully furnished. The current plan includes six offices, two owner suites, a central flex-work area, a reception lobby, kitchen, and three bathrooms, including one full bath. The property previously operated as a professional law office and includes upgraded electrical service, brick and concrete construction, and a metal roof.
The building occupies the intersection of Route 1 and Courthouse Road in Stafford County. Access to the surrounding area includes the I-95 interchange at Exit 140, a commuter park-and-ride facility, a VRE rail station, and bus stops. Retail, dining, recreation, schools, a hospital, and local government services are also identified in the surrounding area. Security features include 24-hour monitoring, exterior cameras, and surveillance access on-site or through a mobile app.
The building occupies the intersection of Route 1 and Courthouse Road in Stafford County. Access to the surrounding area includes the I-95 interchange at Exit 140, a commuter park-and-ride facility, a VRE rail station, and bus stops. Retail, dining, recreation, schools, a hospital, and local government services are also identified in the surrounding area. Security features include 24-hour monitoring, exterior cameras, and surveillance access on-site or through a mobile app.
Key Highlights
- 3,000‑square‑foot office building constructed in 2012
- Six offices, including two owner suites, plus central flex workspace
- Reception lobby, kitchen, and three bathrooms, including one full bath
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
$40,168
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
3.21%
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%
$803,360
$803.4K
Cap Rate 7%
$573,829
$573.8K
Cap Rate 9%
$446,311
$446.3K
Market Conditions
NOI Build-Up for 3,000 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
$62.6K $20.88/SF
− Vacancy
−$9.1K −$3.03/SF
EGI
$53.6K $17.85/SF
− OpEx
−$13.4K −$4.46/SF
NOI
$40.2K $13.39/SF
Area
Stafford County, VA
Vacancy
14.50%
Lease Rate
$20.88 /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%
$803,360
Cap Rate 7%
$573,829
Cap Rate 9%
$446,311
Alternative Uses
Best Use
Office B
$573.8K
$502.1K – $669.5K
NOI $40,168 @ 7.0% cap · market cap 3.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.67M
$1.46M – $1.94M
NOI $116,640 @ 7.0% cap · market cap 9.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
698
Businesses Nearby
Explore this area
Business Placement
Demographics for 22554, VA
64,354
Population
20,861
Households
3.1
Avg Household Size
34
Median Age
45%
College-Educated
93%
High-School Grad
64.1 sq mi
ZIP Area
1,004
Density / Sq Mi
$148,268
Median Household Income
$65,672
Median Earnings
$2,000
Median Rent
$482,600
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Three-thousand-square-foot office property with multiple private offices, flex workspace, reception, kitchen, and three bathrooms.
Where is this office building located?
The property is located at 1303 Courthouse Rd Stafford, VA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 3,000‑square‑foot office building constructed in 2012; Six offices, including two owner suites, plus central flex workspace; Reception lobby, kitchen, and three bathrooms, including one full bath
