Garrisonville Road Retail/Office
For Sale
$900,000
630 GARRISONVILLE Rd, Stafford, VA 22554
Renovated commercial building with retail and office space.
Property Size4,092 SF
Lot Size0.55 Acres
Price / SF$219.94
Days on Market152
Property Features for 630 GARRISONVILLE Rd
General Information
Standard status
Active
Size
4,092 SF
Lot size
0.55 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$7,960
Building Details
Year Built
1993
Units
1
Listing Agency:
EXIT ELITE REALTY
(540) 786-8300
Listed By:
Christian P Kaila · License #4001000099
(540) 786-8300
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 5:01AM
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 EXIT ELITE REALTY
Investment Insights
Based on property information with market context.
This property on Garrisonville Road (Route 610) in north Stafford County offers a business location with high visibility. The traffic count exceeds 52,000 vehicles per day. The former 3-level residence has been converted into a retail space on the lower two levels, totaling 3,042 square feet. The upper level provides 1,050 square feet of office area, resulting in approximately 4,092 square feet of finished commercial space. The seller renovated the entire building, planning to open a salon with 9 barber stations, one stylist station, one backwash station, a receptionist and waiting area, a bathroom, a central AC unit, and handicap access on the lower level. The second level was planned for 4 stylist stations, one barber station, one pedicure station, one manicure station, two backwash stations, 4 hair treatment machines, a massage and waxing room, and a receptionist and waiting area. The third level features an office area with private offices and a bathroom with a shower, currently leased on a month-to-month basis. The sale includes two lots (101 and 102 Oakridge Drive) totaling 0.5547 acres (24,162 square feet). A parking lot behind the building offers 10 spaces. Other potential uses include an office for professional services and various retail and commercial applications permitted under B-2 Urban Commercial Zoning.
Key Highlights
- High‑visibility location on Garrisonville Road (Route 610) with over 52,000 vehicles per day.
- 4,092 SF of finished commercial space across three levels.
- B‑2 Urban Commercial Zoning allows for a wide range of business uses.
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
$54,789
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
6.09%
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%
$1,095,780
$1.1M
Cap Rate 7%
$782,700
$782.7K
Cap Rate 9%
$608,767
$608.8K
Market Conditions
NOI Build-Up for 4,092 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
$85.4K $20.88/SF
− Vacancy
−$12.4K −$3.03/SF
EGI
$73.1K $17.85/SF
− OpEx
−$18.3K −$4.46/SF
NOI
$54.8K $13.39/SF
Area
Stafford 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%
$1,095,780
Cap Rate 7%
$782,700
Cap Rate 9%
$608,767
Alternative Uses
Best Use
Retail
$1.96M
$1.71M – $2.28M
NOI $136,885 @ 7.0% cap · market cap 15.21%
Second Best
Office B
$782.7K
$684.9K – $913.2K
NOI $54,789 @ 7.0% cap · market cap 6.09%
Theoretical Best
Specialty Retail
$2.27M
$1.99M – $2.65M
NOI $159,097 @ 7.0% cap · market cap 17.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
697
Businesses Nearby
Explore this area
Business Placement
Demographics for 22554, VA
64,354
Population
20,861
Households
3.1
Avg Household Size
34
Median Age
45%
College-Educated
93%
High-School Grad
64.1 sq mi
ZIP Area
1,004
Density / Sq Mi
$148,268
Median Household Income
$65,672
Median Earnings
$2,000
Median Rent
$482,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Renovated commercial building with retail and office space.
Where is this retail space located?
The property is located at 630 GARRISONVILLE Rd Stafford, VA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: High‑visibility location on Garrisonville Road (Route 610) with over 52,000 vehicles per day.; 4,092 SF of finished commercial space across three levels.; B‑2 Urban Commercial Zoning allows for a wide range of business uses.
