Jackson Square Office
For Sale
Contact for pricing
4721 Carr Dr, Fredericksburg, VA 22408
Flexible commercial space supports medical and general office operations within an established office-park setting.
Property Size10,000 SF
Price / SF$215
Days on Market181
Property Features for 4721 Carr Dr
General Information
Standard status
Active
Size
10,000 SF
Class
B
Property subtype
Office
Zoning
C3
Building Details
Year Built
1990
Tenancy
Multi
Abandoned
No
Listing Agency:
Commonwealth Commercial Partners
Listed By:
Stern Cohen · License #0225275622
Source:
Crexi
Added: Mar 4
Changed: Aug 30
Last Checked: Sep 1 at 12:24AM
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 Commonwealth Commercial Partners
Investment Insights
Based on property information with market context.
Jackson Square offers 10,000 SF of office space within an office park setting. The available area has a flexible layout described as suitable for both medical and general office functions, supporting a range of professional configurations. The property was built in 1990 and carries C3 zoning.
Located at 4721 Carr Dr in Fredericksburg, the office park includes established medical users and is surrounded by retail, dining, and residential communities. These nearby services provide convenient access to everyday amenities for employees and clients. The property presents a defined office setting with medical-office compatibility and adaptable commercial workspace.
Located at 4721 Carr Dr in Fredericksburg, the office park includes established medical users and is surrounded by retail, dining, and residential communities. These nearby services provide convenient access to everyday amenities for employees and clients. The property presents a defined office setting with medical-office compatibility and adaptable commercial workspace.
Key Highlights
- 10,000 SF of available office space
- Flexible layout suited to medical or general office use
- Located within Jackson Square Office Park
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
$197,218
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
9.17%
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%
$3,944,360
$3.9M
Cap Rate 7%
$2,817,400
$2.8M
Cap Rate 9%
$2,191,311
$2.2M
Market Conditions
NOI Build-Up for 10,000 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
$362.4K $36.24/SF
− Vacancy
−$33.7K −$3.37/SF
EGI
$328.7K $32.87/SF
− OpEx
−$131.5K −$13.15/SF
NOI
$197.2K $19.72/SF
Area
Spotsylvania County, VA
Vacancy
9.30%
Lease Rate
$36.24 /SF/Yr
Expense Ratio
40.00%
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%
$3,944,360
Cap Rate 7%
$2,817,400
Cap Rate 9%
$2,191,311
Alternative Uses
Best Use
Healthcare Medical
$2.82M
$2.47M – $3.29M
NOI $197,218 @ 7.0% cap · market cap 9.17%
Second Best
Office B
$2.65M
$2.32M – $3.09M
NOI $185,300 @ 7.0% cap · market cap 8.62%
Theoretical Best
Office A
$3.13M
$2.74M – $3.66M
NOI $219,421 @ 7.0% cap · market cap 10.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,095
Businesses Nearby
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 Office in Fredericksburg, VA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible commercial space supports medical and general office operations within an established office-park setting.
Where is this office units located?
The property is located at 4721 Carr Dr Fredericksburg, VA.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: 10,000 SF of available office space; Flexible layout suited to medical or general office use; Located within Jackson Square Office Park
