Flex Warehouse Condominium with
For Sale
$1,250,000
17877 FRALEY BOULEVARD, Dumfries, VA 22026
Owner-user industrial condominium with warehouse space, office capacity, heavy electrical service, and B-1 zoning.
Property Size5,215 SF
Price / SF$239.69
Days on Market161
Property Features for 17877 FRALEY BOULEVARD
General Information
Standard status
Active
Size
5,215 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$5,585
Amenities
Central Air
3
Parking.
Lot.
Industrial Area.
Building Details
Year Built
2005
Listing Agency:
(703) 378-8810
Listed By:
Samson Properties
(571) 359-9047
Source:
Xome
Added: Mar 27
Changed: Sep 2
Last Checked: Sep 2 at 2:31PM
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.
Unit #6 is a flex/warehouse condominium in Dumfries Commerce Center, a tilt-up concrete business park at 17877 Fraley Boulevard. The main level contains 4,181 SF of gas-heated warehouse space with a 12' × 14' drive-in door and 250-amp, 480/277V electrical service. A structural mezzanine adds 853 sqft of usable area and is rated for 150 lbs/sqft. The unit also includes a dedicated office with split-system A/C and one bathroom with a water heater.
B-1 zoning in the Town of Dumfries permits a broad range of commercial uses by-right, including automotive uses. The property is positioned along Jefferson Davis Highway, identified in the source as US Route 1, between Fort Belvoir and Quantico. Built in 2005, the condominium also carries SBA HUBZone designation.
B-1 zoning in the Town of Dumfries permits a broad range of commercial uses by-right, including automotive uses. The property is positioned along Jefferson Davis Highway, identified in the source as US Route 1, between Fort Belvoir and Quantico. Built in 2005, the condominium also carries SBA HUBZone designation.
Key Highlights
- 4,181 SF gas‑heated warehouse area on the main level
- 853 sqft structural mezzanine rated for 150 lbs/sqft
- 12' × 14' drive‑in door with 250‑amp, 480/277V power
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
$69,304
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
5.54%
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%
$1,386,080
$1.4M
Cap Rate 7%
$990,057
$990.1K
Cap Rate 9%
$770,044
$770.0K
Market Conditions
NOI Build-Up for 5,215 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
$85.7K $16.44/SF
− Vacancy
−$4.2K −$0.81/SF
EGI
$81.5K $15.63/SF
− OpEx
−$12.2K −$2.35/SF
NOI
$69.3K $13.29/SF
Area
Prince William County, VA
Vacancy
4.90%
Lease Rate
$16.44 /SF/Yr
Expense Ratio
15.00%
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%
$1,386,080
Cap Rate 7%
$990,057
Cap Rate 9%
$770,044
Alternative Uses
Best Use
Warehouse
$990.1K
$866.3K – $1.16M
NOI $69,304 @ 7.0% cap · market cap 5.54%
Second Best
Flex RnD
$856.0K
$749.0K – $998.7K
NOI $59,923 @ 7.0% cap · market cap 4.79%
Theoretical Best
Specialty Retail
$1.53M
$1.34M – $1.79M
NOI $107,209 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
675
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 22026, VA
20,225
Population
6,648
Households
3
Avg Household Size
33
Median Age
38%
College-Educated
91%
High-School Grad
8.4 sq mi
ZIP Area
2,408
Density / Sq Mi
$114,512
Median Household Income
$51,017
Median Earnings
$1,802
Median Rent
$436,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Owner-user industrial condominium with warehouse space, office capacity, heavy electrical service, and B-1 zoning.
Where is this flex space located?
The property is located at 17877 FRALEY BOULEVARD Dumfries, 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: 4,181 SF gas‑heated warehouse area on the main level; 853 sqft structural mezzanine rated for 150 lbs/sqft; 12' × 14' drive‑in door with 250‑amp, 480/277V power
