Flex/Warehouse Condo with Drive-In
For Sale
$1,250,000
6-17877 Fraley Blvd, Dumfries, VA 22026
Gas-heated main-level warehouse with 20-foot clear height, a 12' x 14' drive-in door, and dedicated office space.
Property Size5,034 SF
Price / SF$248.31
Days on Market161
Property Features for 6-17877 Fraley Blvd
General Information
Standard status
Active
Size
5,034 SF
Zoning
B-1
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
20 ft
Drive-In Doors
1
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$5,585
Building Details
Construction
tilt-up concrete
Listing Agency:
Samson Properties
(703) 378-8810
Listed By:
Ahmad Omar Azzarkani · License #0225251326
(571) 359-9047
Source:
Exprealty
Added: Mar 30
Changed: Sep 4
Last Checked: Sep 5 at 1:56PM
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 Samson Properties
Investment Insights
Based on property information with market context.
Flex/warehouse condominium at Dumfries Commerce Center featuring 4,181 SF of gas-heated warehouse space on the main level. The unit offers 20-foot clear ceiling heights and a 12' x 14' drive-in door, supported by heavy power service (250-amp, 480/277V). A structural mezzanine provides an additional 853 SF of usable space, and the property includes a dedicated office area with its own split-system A/C. One bathroom with a water heater is available, and condo fees are $714.25 per month covering CAM, lawn, management, and snow removal.
The condominium is positioned along Jefferson Davis Highway (US Route 1) in Dumfries, Virginia, within a tilt-up concrete business park. The property is zoned B-1 under the Town of Dumfries, permitting a broad spectrum of commercial uses by-right, including automotive. The site also carries an SBA HUBZone designation.
This configuration supports industrial, distribution, and contractor-oriented uses with both warehouse and mezzanine space, along with an on-site office and utility-equipped service.
The condominium is positioned along Jefferson Davis Highway (US Route 1) in Dumfries, Virginia, within a tilt-up concrete business park. The property is zoned B-1 under the Town of Dumfries, permitting a broad spectrum of commercial uses by-right, including automotive. The site also carries an SBA HUBZone designation.
This configuration supports industrial, distribution, and contractor-oriented uses with both warehouse and mezzanine space, along with an on-site office and utility-equipped service.
Key Highlights
- Flex/warehouse condominium unit #6 at Dumfries Commerce Center with 4,181 SF gas‑heated warehouse space
- Main level includes 20‑foot clear ceiling height and a 12' x 14' drive‑in door
- Heavy power: 250‑amp, 480/277V service plus a structural mezzanine adding 853 SF of usable space (150 lbs/SF support)
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
$66,898
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
5.35%
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%
$1,337,960
$1.3M
Cap Rate 7%
$955,686
$955.7K
Cap Rate 9%
$743,311
$743.3K
Market Conditions
NOI Build-Up for 5,034 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
$82.8K $16.44/SF
− Vacancy
−$4.1K −$0.81/SF
EGI
$78.7K $15.63/SF
− OpEx
−$11.8K −$2.35/SF
NOI
$66.9K $13.29/SF
Area
Prince William County, VA
Vacancy
4.90%
Lease Rate
$16.44 /SF/Yr
Expense Ratio
15.00%
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%
$1,337,960
Cap Rate 7%
$955,686
Cap Rate 9%
$743,311
Alternative Uses
Best Use
Warehouse
$955.7K
$836.2K – $1.11M
NOI $66,898 @ 7.0% cap · market cap 5.35%
Second Best
Flex RnD
$826.3K
$723.1K – $964.1K
NOI $57,844 @ 7.0% cap · market cap 4.63%
Theoretical Best
Specialty Retail
$1.48M
$1.29M – $1.72M
NOI $103,488 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20 ft
Clear height
1
Drive-in doors
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
675
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 22026, VA
20,225
Population
6,648
Households
3
Avg Household Size
33
Median Age
38%
College-Educated
91%
High-School Grad
8.4 sq mi
ZIP Area
2,408
Density / Sq Mi
$114,512
Median Household Income
$51,017
Median Earnings
$1,802
Median Rent
$436,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Gas-heated main-level warehouse with 20-foot clear height, a 12' x 14' drive-in door, and dedicated office space.
Where is this flex space located?
The property is located at 6-17877 Fraley Blvd Dumfries, VA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Flex/warehouse condominium unit #6 at Dumfries Commerce Center with 4,181 SF gas‑heated warehouse space; Main level includes 20‑foot clear ceiling height and a 12' x 14' drive‑in door; Heavy power: 250‑amp, 480/277V service plus a structural mezzanine adding 853 SF of usable space (150 lbs/SF support)
