Multi-Tenant Retail/Office Building For
For Sale
Contact for pricing
4300 Plank Road, Fredericksburg, VA 22407
20,000 SF, 95% leased retail/office building on Plank Road.
Property Size20,000 SF
Price / SF$370
Days on Market3021
Property Features for 4300 Plank Road
General Information
Standard status
Active
Size
20,000 SF
Property subtype
Retail
Zoning
C2
Occupancy
95%
Lease Type
NNN
Net Operating Income
$430,000
Building Details
Year Built
1990
Tenancy
Multi
Listing Agency:
Coldwell Banker Elite Fredericksburg
(540) 429-3414
Listed By:
Brian Cunningham, CCIM · License #VA
Source:
Crexi
Added: May 16, 2018
Changed: Aug 21
Last Checked: Aug 20 at 9:09PM
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 Elite Fredericksburg
Investment Insights
Based on property information with market context.
This 20,000 square foot multi-tenant retail and professional office building is for sale. The property is located less than 2 miles west of I-95 on Plank Road/Route 3. The location benefits from direct frontage and easy accessibility, with over 70,000 vehicles per day. The property is 95% occupied by tenants including Edward Jones, Mathnasium, US Army (recruiting office), Westside Medical, Radiant Wellness Massage, Art of Balance Yoga, Hair Mosaics and a dentist. The property's location along Route 3 benefits from its proximity to a 702-space commuter lot, Chancellor Center (a shopping center anchored by Food Lion, Aldi and Tractor Supply), and densely populated housing communities with over 50,000 residents within 3 miles.
Key Highlights
- Highly visible location on Route 3 with over 70,000 vehicles per day (VPD).
- 20,000 SF Multi‑Tenant Retail/Professional Office Building.
- 95% leased with strong tenants in place.
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
$284,720
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
3.85%
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%
$5,694,400
$5.7M
Cap Rate 7%
$4,067,429
$4.1M
Cap Rate 9%
$3,163,556
$3.2M
Market Conditions
NOI Build-Up for 20,000 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
$417.6K $20.88/SF
− Vacancy
−$10.9K −$0.54/SF
EGI
$406.7K $20.34/SF
− OpEx
−$122.0K −$6.10/SF
NOI
$284.7K $14.24/SF
Area
Spotsylvania County, VA
Vacancy
2.60%
Lease Rate
$20.88 /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%
$5,694,400
Cap Rate 7%
$4,067,429
Cap Rate 9%
$3,163,556
Alternative Uses
Best Use
Retail
$4.07M
$3.56M – $4.75M
NOI $284,720 @ 7.0% cap · market cap 3.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.27M
$5.49M – $7.31M
NOI $438,843 @ 7.0% cap · market cap 5.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
699
Businesses Nearby
302k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Shops & Services 32%
Groceries 18%
Home Improvements & Furnishings 9%
Chick-fil-A
Dining
47,306 visits/mo
0.1 miles
Wawa
Shops & Services
45,644 visits/mo
0.2 miles
Texas Roadhouse
Dining
35,494 visits/mo
0.5 miles
Tractor Supply Co.
Home Improvements & Furnishings
25,916 visits/mo
0.2 miles
Aldi
Groceries
22,783 visits/mo
0.2 miles
Demographics for 22407, VA
62,668
Population
23,305
Households
2.7
Avg Household Size
38
Median Age
33%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
1,027
Density / Sq Mi
$105,218
Median Household Income
$47,282
Median Earnings
$1,758
Median Rent
$376,200
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 - 20,000 SF, 95% leased retail/office building on Plank Road.
Where is this retail space located?
The property is located at 4300 Plank Road Fredericksburg, VA.
What is the asking price?
The asking price for this property is $7,400,000.
What are key features of this property?
This property features: Highly visible location on Route 3 with over 70,000 vehicles per day (VPD).; 20,000 SF Multi‑Tenant Retail/Professional Office Building.; 95% leased with strong tenants in place.
