Downtown Stafford Redevelopment
For Sale
Contact for pricing
Pending
2092 Jefferson Davis Hwy, Stafford, VA 22554
Prime commercial site in Stafford's redevelopment area.
Property Size9,000 SF
Lot Size2.00 Acres
Days on Market2598
Property Features for 2092 Jefferson Davis Hwy
General Information
Standard status
Pending
Size
9,000 SF
Lot size
2.00 Acres
Property subtype
Retail, Office, Industrial, Mixed Use, Land
Zoning
B2
Building Details
Year Built
1924
Listing Agency:
Aquia Realty
(540) 659-2192
Listed By:
Jo Knight · License #VA 0225033478
Source:
Crexi
Added: Jul 23, 2019
Changed: Aug 31
Last Checked: Aug 30 at 4:33PM
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 Aquia Realty
Investment Insights
Based on property information with market context.
Located in the heart of downtown Stafford's redevelopment area, this property offers a prominent site with frontage on US 1 and convenient access to the Stafford Government Center. The property, zoned B2 (Commercial), spans almost 2 acres. Existing improvements include two buildings with a total area of approximately 9000 square feet.
Key Highlights
- Prime location in the heart of downtown Stafford's redevelopment area
- Approximately 2 acres of B2 (Commercial) zoned land
- Prominent site with frontage on US 1
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
$156,938
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
6.63%
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%
$3,138,760
$3.1M
Cap Rate 7%
$2,241,971
$2.2M
Cap Rate 9%
$1,743,756
$1.7M
Market Conditions
NOI Build-Up for 9,000 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
$270.0K $30.00/SF
− Vacancy
−$18.9K −$2.10/SF
EGI
$251.1K $27.90/SF
− OpEx
−$94.2K −$10.46/SF
NOI
$156.9K $17.44/SF
Area
Stafford County, VA
Vacancy
7.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$3,138,760
Cap Rate 7%
$2,241,971
Cap Rate 9%
$1,743,756
Alternative Uses
Best Use
Retail
$4.30M
$3.76M – $5.02M
NOI $301,066 @ 7.0% cap · market cap 12.71%
Second Best
Mixed Use
$2.24M
$1.96M – $2.62M
NOI $156,938 @ 7.0% cap · market cap 6.63%
Theoretical Best
Specialty Retail
$5.00M
$4.37M – $5.83M
NOI $349,920 @ 7.0% cap · market cap 14.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
696
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Prime commercial site in Stafford's redevelopment area.
Where is this mixed-use property located?
The property is located at 2092 Jefferson Davis Hwy Stafford, VA.
What is the asking price?
The asking price for this property is $2,368,000.
What are key features of this property?
This property features: Prime location in the heart of downtown Stafford's redevelopment area; Approximately 2 acres of B2 (Commercial) zoned land; Prominent site with frontage on US 1
