Dual-Zoned Mixed-Use
For Sale
$300,000
2004 Snead Avenue, Colonial Heights, VA 23834
Flexible property configured for residential living, professional office use, or a combination of both.
Property Size1,393 SF
Price / SF$215.36
Days on Market55
Property Features for 2004 Snead Avenue
General Information
Standard status
Active
Size
1,393 SF
Property subtype
General Commercial
Zoning
RPO
Amenities
3
75x138
Building Details
Year Built
1943
Buildings
1
Stories
2
Construction
Cape
Listing Agency:
(804) 938-3082
Listed By:
Maison Real Estate Boutique
(804) 938-3082
Source:
Xome
Added: Jun 25
Changed: Aug 17
Last Checked: Aug 18 at 4:32AM
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 Maison Real Estate Boutique
Investment Insights
Based on property information with market context.
Built in 1943, this 1,393-square-foot Cape offers a flexible arrangement for residential occupancy, professional office use, or a blended live-work setup. The interior includes fresh paint, new carpeting, original hardwood floors, wainscoting, multiple large rooms, a powder room, full bath, kitchen, and storage. A bright front room can function as living space, reception, or a client lounge, while the private three-season sunroom adds usable flexibility. The kitchen includes a vintage 1950s stove.
The property is dual-zoned RPO and includes a substantial rear parking area. Additional rooms on the upper level can support residential use or business expansion. Located at 2004 Snead Avenue in Colonial Heights, the property provides access to major corridors and surrounding business hubs.
The property is dual-zoned RPO and includes a substantial rear parking area. Additional rooms on the upper level can support residential use or business expansion. Located at 2004 Snead Avenue in Colonial Heights, the property provides access to major corridors and surrounding business hubs.
Key Highlights
- Dual‑zoned RPO property at 2004 Snead Avenue, Colonial Heights, VA 23834
- 1,393‑square‑foot Cape built in 1943
- Rear parking area supports office or mixed‑use occupancy
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
$18,729
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
6.24%
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%
$374,580
$374.6K
Cap Rate 7%
$267,557
$267.6K
Cap Rate 9%
$208,100
$208.1K
Market Conditions
NOI Build-Up for 1,393 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
$29.6K $21.24/SF
− Vacancy
−$4.6K −$3.31/SF
EGI
$25.0K $17.93/SF
− OpEx
−$6.2K −$4.48/SF
NOI
$18.7K $13.44/SF
Area
Colonial Heights County, VA
Vacancy
15.60%
Lease Rate
$21.24 /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%
$374,580
Cap Rate 7%
$267,557
Cap Rate 9%
$208,100
Alternative Uses
Best Use
Office B
$267.6K
$234.1K – $312.2K
NOI $18,729 @ 7.0% cap · market cap 6.24%
Second Best
Mixed Use
$248.5K
$217.4K – $289.9K
NOI $17,395 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$321.8K
$281.6K – $375.5K
NOI $22,528 @ 7.0% cap · market cap 7.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
471
Businesses Nearby
Explore this area
Business Placement
Demographics for 23834, VA
26,635
Population
11,493
Households
2.3
Avg Household Size
40
Median Age
29%
College-Educated
93%
High-School Grad
23.8 sq mi
ZIP Area
1,119
Density / Sq Mi
$82,314
Median Household Income
$45,000
Median Earnings
$1,214
Median Rent
$236,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible property configured for residential living, professional office use, or a combination of both.
Where is this mixed-use property located?
The property is located at 2004 Snead Avenue Colonial Heights, VA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Dual‑zoned RPO property at 2004 Snead Avenue, Colonial Heights, VA 23834; 1,393‑square‑foot Cape built in 1943; Rear parking area supports office or mixed‑use occupancy
