Flex/Warehouse Condo in
For Sale
$1,500,000
17877 FRALEY BOULEVARD 6, Dumfries, VA 22026
5,215 SF flex/warehouse condo with office and mezzanine.
Property Size5,215 SF
Price / SF$287.63
Days on Market147
Property Features for 17877 FRALEY BOULEVARD 6
General Information
Standard status
Active
Size
5,215 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$5,585
Building Details
Building Size
5,215 SF
Year Built
2005
Listing Agency:
Samson Properties
(571) 359-9047
Listed By:
Ahmad Omar Azzarkani · License #0225226979
(571) 359-9047
Source:
Barnesrealestatecompany
Added: Mar 31
Changed: Aug 23
Last Checked: Aug 23 at 5:58AM
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 is a rare opportunity to acquire a ±5,215 SF flex/warehouse condominium at Dumfries Commerce Center, a premier tilt-up concrete business park positioned along Jefferson Davis Highway (US Route 1) in Dumfries, Virginia. Unit #6 delivers 4,362 SF of warehouse space on the main level with 20-foot clear ceiling heights and a 12'×14' drive-in door. It features heavy power 250-amp, 480/277V service, purpose-built for industrial, distribution, and contractor operations. A structural mezzanine adds an additional 853 sqft of usable space perfect for expansion. A dedicated office with its own split-system A/C is perfect for server rooms or executive offices. B-1 zoning under the Town of Dumfries permits a broad spectrum of commercial uses by-right including automotive. The site carries SBA HUBZone designation, making it accessible to qualified owner-users with as little as 10% down. Positioned between Fort Belvoir and Quantico along one of Northern Virginia's most active commercial corridors, this asset offers immediate owner-user utility and strong long-term hold value in a supply-constrained industrial market. The condo fee per month for this unit is $714.
Key Highlights
- ±5,215 SF flex/warehouse condominium in a premier business park.
- 4,362 SF of warehouse space featuring 20‑foot clear ceiling heights and a 12'×14' drive‑in door.
- Heavy power: 250‑amp, 480/277V service.
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
$59,923
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
3.99%
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%
$1,198,460
$1.2M
Cap Rate 7%
$856,043
$856.0K
Cap Rate 9%
$665,811
$665.8K
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
$93.9K $18.00/SF
− Vacancy
−$1.7K −$0.32/SF
EGI
$92.2K $17.68/SF
− OpEx
−$32.3K −$6.19/SF
NOI
$59.9K $11.49/SF
Area
Prince William County, VA
Vacancy
1.79%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,198,460
Cap Rate 7%
$856,043
Cap Rate 9%
$665,811
Alternative Uses
Best Use
Flex RnD
$856.0K
$749.0K – $998.7K
NOI $59,923 @ 7.0% cap · market cap 3.99%
Second Best
Industrial
$815.3K
$713.4K – $951.2K
NOI $57,074 @ 7.0% cap · market cap 3.80%
Theoretical Best
Specialty Retail
$1.53M
$1.34M – $1.79M
NOI $107,209 @ 7.0% cap · market cap 7.15%
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 - 5,215 SF flex/warehouse condo with office and mezzanine.
Where is this flex space located?
The property is located at 17877 FRALEY BOULEVARD 6 Dumfries, VA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: ±5,215 SF flex/warehouse condominium in a premier business park.; 4,362 SF of warehouse space featuring 20‑foot clear ceiling heights and a 12'×14' drive‑in door.; Heavy power: 250‑amp, 480/277V service.
