Mixed-Use Office and Retail
For Sale
Contact for pricing
2603 Lafayette Blvd, Fredericksburg, VA 22401
Includes office, retail, showroom, and conditioned warehouse areas with roll-up access.
Property Size2,660 SF
Lot Size0.47 Acres
Price / SF$413.53
Days on Market179
Property Features for 2603 Lafayette Blvd
General Information
Standard status
Active
Size
2,660 SF
Total Parking Spaces
9
Lot size
0.47 Acres
Property subtype
Retail
Zoning
CH
Warehouse & Industrial
Warehouse Space
700 SF
Conditioned Warehouse
Yes
Additional Details
Road Access
Yes
Building Details
Buildings
2
Listing Agency:
Johnson Realty Advisors
(540) 548-2220
Listed By:
Fitzhugh Johnson · License #0225245881
Source:
Crexi
Added: Mar 5
Changed: Aug 30
Last Checked: Aug 30 at 10:35PM
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 Johnson Realty Advisors
Investment Insights
Based on property information with market context.
This mixed-use property combines 2,660 SF of office and retail space with 700 SF of conditioned warehouse area. The layout includes customer-facing retail areas, showroom space, office functions, and a roll-up door providing direct warehouse access. On-site parking supports the property’s commercial configuration.
Positioned at 2603 Lafayette Blvd in Fredericksburg, the property is zoned CH and occupies a .47-acre lot. Its combination of public-facing areas and separate operational space accommodates businesses seeking office, retail, and warehouse functions within one facility.
Positioned at 2603 Lafayette Blvd in Fredericksburg, the property is zoned CH and occupies a .47-acre lot. Its combination of public-facing areas and separate operational space accommodates businesses seeking office, retail, and warehouse functions within one facility.
Key Highlights
- 2,660 SF mixed‑use office and retail property
- 700 SF conditioned warehouse area with roll‑up access
- .47‑acre lot at 2603 Lafayette Blvd
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
$49,290
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
4.48%
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%
$985,800
$985.8K
Cap Rate 7%
$704,143
$704.1K
Cap Rate 9%
$547,667
$547.7K
Market Conditions
NOI Build-Up for 2,660 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
$72.5K $27.24/SF
− Vacancy
−$6.7K −$2.53/SF
EGI
$65.7K $24.71/SF
− OpEx
−$16.4K −$6.18/SF
NOI
$49.3K $18.53/SF
Area
Spotsylvania County, VA
Vacancy
9.30%
Lease Rate
$27.24 /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%
$985,800
Cap Rate 7%
$704,143
Cap Rate 9%
$547,667
Alternative Uses
Best Use
Office B
$704.1K
$616.1K – $821.5K
NOI $49,290 @ 7.0% cap · market cap 4.48%
Second Best
Retail
$541.0K
$473.4K – $631.1K
NOI $37,868 @ 7.0% cap · market cap 3.44%
Theoretical Best
Office A
$833.8K
$729.6K – $972.8K
NOI $58,366 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
426
Businesses Nearby
Explore this area
Business Placement
Demographics for 22401, VA
27,799
Population
12,270
Households
2.3
Avg Household Size
32
Median Age
47%
College-Educated
93%
High-School Grad
10.4 sq mi
ZIP Area
2,673
Density / Sq Mi
$85,432
Median Household Income
$46,891
Median Earnings
$1,518
Median Rent
$461,600
Median Home Value
Market
Vacancy Rate% for Office in Fredericksburg, VA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes office, retail, showroom, and conditioned warehouse areas with roll-up access.
Where is this mixed-use property located?
The property is located at 2603 Lafayette Blvd Fredericksburg, VA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 2,660 SF mixed‑use office and retail property; 700 SF conditioned warehouse area with roll‑up access; .47‑acre lot at 2603 Lafayette Blvd
