New Industrial/Flex Space
For Sale
$575,000
3406 Shannon Park Dr, Fredericksburg, VA 22408
New industrial/flex suites available for sale or lease.
Property Size10,000 SF
Price / SF$95.83
Days on Market97
Property Features for 3406 Shannon Park Dr
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Industrial
Building Details
Building Size
10,000 SF
Year Built
2026
Listing Agency:
Coldwell Banker Commercial Elite
(540) 429-3414
Listed By:
Brian Cunningham · License #0225185942
(540) 429-3414
Source:
Thebrokerlist
Added: May 18
Changed: Aug 21
Last Checked: Aug 22 at 3:33AM
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 Coldwell Banker Commercial Elite
Investment Insights
Based on property information with market context.
A newly constructed 10,000 SF industrial/flex property, completed in 2026, features modern, high-quality industrial suites designed for flexibility and functionality. Located within Fredericksburg’s growing industrial corridor and zoned I-2, the property is suited for owner-users, service contractors, flex industrial tenants, or investors. Two units have already been sold or leased, leaving one 4,000 SF unit and one 2,000 SF unit currently available for sale or lease, or together as a contiguous 6,000 SF opportunity. The property offers modern construction, efficient layouts, and long-term appeal. It is located within the Shannon Park Industrial Center in Fredericksburg, Virginia, providing convenient access to Interstate 95 and Route 17. The property is situated near amenities including Wawa, Fredericksburg Field House, Shannon Airport, and other service-oriented commercial uses. The units feature full air conditioning and 14' bay doors on the rear of the building, with 18' ceiling heights, allowing easy access for loading and unloading. The I-2 zoning allows for a wide range of industrial and commercial uses, making it ideal for contractors, service companies, warehouse/distribution, showroom, and flex users.
Key Highlights
- New Construction (2026): Modern industrial/flex space with full air conditioning.
- Flexible Unit Sizes: Available from 2,000 SF to 6,000 SF contiguous.
- Strategic Location: Situated in Fredericksburg's growing industrial corridor with convenient access to I‑95 and Route 17.
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
$38,820
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
6.75%
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%
$776,400
$776.4K
Cap Rate 7%
$554,571
$554.6K
Cap Rate 9%
$431,333
$431.3K
Market Conditions
NOI Build-Up for 6,000 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
$59.8K $9.96/SF
− Vacancy
−$4.3K −$0.72/SF
EGI
$55.5K $9.24/SF
− OpEx
−$16.6K −$2.77/SF
NOI
$38.8K $6.47/SF
Area
Spotsylvania County, VA
Vacancy
7.20%
Lease Rate
$9.96 /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%
$776,400
Cap Rate 7%
$554,571
Cap Rate 9%
$431,333
Alternative Uses
Best Use
Flex RnD
$957.7K
$838.0K – $1.12M
NOI $67,041 @ 7.0% cap · market cap 11.66%
Second Best
Industrial
$554.6K
$485.3K – $647.0K
NOI $38,820 @ 7.0% cap · market cap 6.75%
Theoretical Best
Office A
$1.88M
$1.65M – $2.19M
NOI $131,653 @ 7.0% cap · market cap 22.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
175
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 22408, VA
32,043
Population
12,438
Households
2.6
Avg Household Size
36
Median Age
40%
College-Educated
92%
High-School Grad
47.3 sq mi
ZIP Area
677
Density / Sq Mi
$114,598
Median Household Income
$54,934
Median Earnings
$1,771
Median Rent
$353,500
Median Home Value
Market
Vacancy Rate% for Industrial in Fredericksburg, VA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - New industrial/flex suites available for sale or lease.
Where is this flex space located?
The property is located at 3406 Shannon Park Dr Fredericksburg, VA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: New Construction (2026): Modern industrial/flex space with full air conditioning.; Flexible Unit Sizes: Available from 2,000 SF to 6,000 SF contiguous.; Strategic Location: Situated in Fredericksburg's growing industrial corridor with convenient access to I‑95 and Route 17.
