Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    35 BREEZY HILL Drive Stafford, VA 22556

    View on Map
    Claim this Listing
    New
    Picture of Residential land & home lots at 35 BREEZY HILL Drive, Stafford, VA
    For Sale
    $149,888

    LAND - STAFFORD, VA

    Lot size:
    0.50 Acres
    Added:
    May 7, 2026
    Days on Market:
    2
    Last Refresh:
    May 8 at 4:06 am

    Property Features for 35 BREEZY HILL Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    0.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Water front features
    Navigable Water

    We can help!

    Listing Contact
    Diana Wassel

    Listing agent Diana Wassel License #0225260570

    Listing office Samson Properties 1313 Dolley Madison Boulevard unit: 101, Chantilly, VA

    Listing date May 7, 2026

    MLS# VAST2049130 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Half acre lot in desirable Lake Arrowhead neighborhood.
    • Opportunity to build a dream home.
    • Health department permits approved and available.
    • Ready to be built lot.
    • Navigable Water
    • Location in Lake Arrowhead

    Overview

    Half Acre Lot in Stafford

    This property offers an opportunity to build a home on a half-acre lot located in the Lake Arrowhead neighborhood in Stafford, Virginia. The property is located in Stafford County, with a postal code of 22556. Health department permits have been approved and are available upon request, indicating the lot is ready for construction.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Building Supply Accounting Firm Kitchen & Bath Showroom Grocery & Convenience Store HVAC Service Grocery & Convenience Store Electrical Service Bakery Garden Center Veterinary Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Stafford
    County
    Stafford
    State
    Virginia
    Longitude
    -77.5500019
    Latitude
    38.4986403

    Nearby Similar for Sale

    • $799,900

      Potomac Riverfront Land Opportunity

      7.54 acre Potomac Riverfront lot with dock potential.
      158 CANTERBURY Drive, STAFFORD, VA 22554
      View Details
    • $1,050,000

      Stafford Commercial Building on Garrisonville

      Renovated commercial building with high visibility and versatile zoning.
      630 GARRISONVILLE Road, STAFFORD, VA 22554
      View Details
    • $300,000

      Stafford Acreage: Build or Invest

      3.425 acres in North Stafford with improvements, no HOA.
      93 DENT Road, STAFFORD, VA 22554
      View Details
    • $300,000

      Stafford Land Near Quantico

      3.8 acres of wooded land near Quantico and I-95.
      WILLIAM AND MARY Lane, STAFFORD, VA 22554
      View Details
    • $980,000

      Expansive Land Parcel in Stafford

      18.71-acre parcel zoned A-1 in Stafford, VA.
      BROOKE Road, STAFFORD, VA 22554
      View Details
    • $324,990

      Stafford Homesite: Build Your Dream

      Private, wooded homesite in Stafford County, convenient location.
      ROCK RAYMOND Drive, STAFFORD, VA 22554
      View Details
    • $899,500
      4,000 SF

      4,000 SF Industrial Building I-95

      4,000 SF industrial building with easy access to I-95.
      97 Wyche Rd, STAFFORD, VA 22554
      View Details
    • $200,000

      Stafford, VA - 2 Acre Land

      Two-acre parcel of land in Stafford, Virginia, for sale.
      WALLER POINT DR, STAFFORD, VA 22554
      View Details
    • $139,500

      Stafford Land: Build Your Dream

      0.33 acre lot with public utilities access in Stafford.
      0 JUMPING BRANCH Road, STAFFORD, VA 22554
      View Details
    • $759,895

      Stafford Land Opportunity

      Two lots totaling over 21 acres in Stafford, Virginia.
      NORMAN RD., STAFFORD, VA 22554
      View Details
    • $430,000

      Retail Space on Route 610

      Retail space with high visibility and easy access.
      556 Garrisonville Rd #4-a, STAFFORD, VA 22554
      View Details
    • $1,500,000

      Commercial Land Near Route 610

      10 acres of commercial land with high visibility.
      130 SHELTON SHOP Rd, Stafford, VA 22554
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Residential land in Lake Arrowhead neighborhood, ready to build.
    Where is this residential land & home lot located?
    The property is located at 35 BREEZY HILL Drive Stafford, VA.
    What is the asking price?
    The asking price for this property is $149,888.
    What are key features of this property?
    This property features: Half acre lot in desirable Lake Arrowhead neighborhood.; Opportunity to build a dream home.; Health department permits approved and available.
    (703) 475-4072
    We can help!
    Listing Contact
    Diana Wassel
    Real Estate License ID: 0225260570
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    35 BREEZY HILL Drive, STAFFORD, VA 22556
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!