Three-Story Historic Office
For Sale
$895,000
35 Horner Street, Warrenton, VA 20186
Three-story historic office building with off-street parking and excess land for potential additional development.
Property Size4,300 SF
Days on Market49
Property Features for 35 Horner Street
General Information
Standard status
Active
Size
4,300 SF
Class
C
Property subtype
Office
Building Details
Building Size
4,300 SF
Listing Agency:
Cres Inc Commercial Real Estate Services
Listed By:
Bill Chipman
(540) 878-1211
Source:
Cresinc
Added: Jul 29
Changed: Sep 12
Last Checked: Sep 14 at 7:31AM
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 Cres Inc Commercial Real Estate Services
Investment Insights
Based on property information with market context.
This distinctive three-story historic office building offers approximately 4,300 gross square feet and includes off-street parking. The layout is flexible, supporting a range of occupancy and ownership strategies, including single-tenant use or a multi-tenant income approach.
Located in Old Town Warrenton, the property provides easy access to points throughout Old Town. The site also includes excess land for additional building area, which may support future office space or residential expansion.
The building’s configuration and parking access make it a practical fit for an owner-user or investor looking for an Old Town office asset with the added flexibility of on-site land for potential development.
Located in Old Town Warrenton, the property provides easy access to points throughout Old Town. The site also includes excess land for additional building area, which may support future office space or residential expansion.
The building’s configuration and parking access make it a practical fit for an owner-user or investor looking for an Old Town office asset with the added flexibility of on-site land for potential development.
Key Highlights
- Approximately 4,300 gross square feet in a three‑story historic office building
- Off‑street parking included
- Excess land for additional building area
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
$57,574
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
6.43%
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%
$1,151,480
$1.2M
Cap Rate 7%
$822,486
$822.5K
Cap Rate 9%
$639,711
$639.7K
Market Conditions
NOI Build-Up for 4,300 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
$89.8K $20.88/SF
− Vacancy
−$13.0K −$3.03/SF
EGI
$76.8K $17.85/SF
− OpEx
−$19.2K −$4.46/SF
NOI
$57.6K $13.39/SF
Area
Fauquier County, VA
Vacancy
14.50%
Lease Rate
$20.88 /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%
$1,151,480
Cap Rate 7%
$822,486
Cap Rate 9%
$639,711
Alternative Uses
Best Use
Office B
$822.5K
$719.7K – $959.6K
NOI $57,574 @ 7.0% cap · market cap 6.43%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.39M
$2.09M – $2.79M
NOI $167,184 @ 7.0% cap · market cap 18.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,126
Businesses Nearby
Explore this area
Business Placement
Demographics for 20186, VA
15,171
Population
6,114
Households
2.5
Avg Household Size
43
Median Age
44%
College-Educated
93%
High-School Grad
58.7 sq mi
ZIP Area
258
Density / Sq Mi
$100,813
Median Household Income
$50,533
Median Earnings
$1,541
Median Rent
$485,000
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Three-story historic office building with off-street parking and excess land for potential additional development.
Where is this office building located?
The property is located at 35 Horner Street Warrenton, VA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Approximately 4,300 gross square feet in a three‑story historic office building; Off‑street parking included; Excess land for additional building area
