Retail Space on Route
For Sale
Contact for pricing
Pending
2844 Jefferson Davis Hwy, Stafford, VA 22554
Retail space for sale near major retailers and residential complex.
Property Size4,223 SF
Days on Market1552
Property Features for 2844 Jefferson Davis Hwy
General Information
Standard status
Pending
Size
4,223 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$110,750
Building Details
Units
1
Tenancy
Single
Listing Agency:
SEL Property Advisors, LLC
Listed By:
Marcello Mannino · License #10491212382
Source:
Crexi
Added: Jun 9, 2022
Changed: Aug 21
Last Checked: Sep 6 at 5:28AM
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 SEL Property Advisors, LLC
Investment Insights
Based on property information with market context.
This 4,223-square-foot retail space is positioned on Route 1, across from a McDonald's and the Aquia15 at Towne Center Apartment Complex, which contains 256 apartments. The location is in close proximity to a Walmart Supercenter, Lowe’s Home Improvement, Target, Best Western, and Home Depot. These retailers have significant regional draw and are accompanied by countless national retailers. The property is located within minutes of Marine Corps Base Quantico, which has an annual economic impact of over $5.8 billion.
Key Highlights
- High‑traffic location on Route 1, across from McDonalds and Aquia15 at Towne Center Apartment Complex (256 Apartments).
- Close proximity to major national retailers including Walmart Supercenter, Lowe’s, Target, Best Western, and Home Depot.
- Minutes from Marine Corps Base Quantico, with an annual economic impact of over $5.8B.
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
$141,267
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
7.44%
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%
$2,825,340
$2.8M
Cap Rate 7%
$2,018,100
$2.0M
Cap Rate 9%
$1,569,633
$1.6M
Market Conditions
NOI Build-Up for 4,223 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
$211.3K $50.04/SF
− Vacancy
−$9.5K −$2.25/SF
EGI
$201.8K $47.79/SF
− OpEx
−$60.5K −$14.34/SF
NOI
$141.3K $33.45/SF
Area
Stafford County, VA
Vacancy
4.50%
Lease Rate
$50.04 /SF/Yr
Expense Ratio
30.00%
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%
$2,825,340
Cap Rate 7%
$2,018,100
Cap Rate 9%
$1,569,633
Alternative Uses
Best Use
Retail
$2.02M
$1.77M – $2.35M
NOI $141,267 @ 7.0% cap · market cap 7.44%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.35M
$2.05M – $2.74M
NOI $164,190 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
462
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space for sale near major retailers and residential complex.
Where is this retail space located?
The property is located at 2844 Jefferson Davis Hwy Stafford, VA.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: High‑traffic location on Route 1, across from McDonalds and Aquia15 at Towne Center Apartment Complex (256 Apartments).; Close proximity to major national retailers including Walmart Supercenter, Lowe’s, Target, Best Western, and Home Depot.; Minutes from Marine Corps Base Quantico, with an annual economic impact of over $5.8B.
