Corner Lot Retail Conversion with
For Sale
Under Contract
$900,000
630 GARRISONVILLE Road, Stafford, VA 22554
Commercial Sale - STAFFORD, VA
Property Size4,092 SF
Lot Size0.55 Acres
Price / SF$219.94
Days on Market388
Property Features for 630 GARRISONVILLE Road
General Information
Property type
Other
Property subtype
Retail
Parking
10
Parking features
Parking Lot, Driveway
High school
NORTH STAFFORD
Elementary school district
STAFFORD COUNTY PUBLIC SCHOOLS
Middle school district
STAFFORD COUNTY PUBLIC SCHOOLS
High school district
STAFFORD COUNTY PUBLIC SCHOOLS
Standard status
Active Under Contract
Lot size
0.55 Acres
Taxes and HOA fees
Tax Annual Amount
7960
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Building Details
Year built
1993
Number of units
1
Building materials
Aluminum Siding, Vinyl Siding
Listing Agency:
EXIT Elite Realty
(540) 785-2002
Listed By:
Christian P Kaila · License #4001000099
(540) 786-8300
Added: Jul 21, 2025
Changed: Aug 5
Last Checked: Aug 12 at 1:06AM
MLS# VAST2040904
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Renovated corner-lot building converted from a former multi-level residence into commercial space. The lower two levels provide retail space, while the upper level is an office area with private offices and a bathroom with shower. The building was previously planned for a salon/spa buildout and includes multiple treatment-related rooms and stations, along with handicap access and a central AC unit. The office floor is currently leased on a month-to-month basis to the owners’ business.
Located on Garrisonville Road (Route 610) in north Stafford County with extra road frontage associated with the corner lot. The property includes signage-facing exposure and a parking lot behind the building with 10 spaces.
The sale includes two lots (101 and 102 Oakridge Drive), and the property is described as being in B-2 Urban Commercial zoning, with a range of retail, commercial, and professional services uses referenced in the available documents.
Located on Garrisonville Road (Route 610) in north Stafford County with extra road frontage associated with the corner lot. The property includes signage-facing exposure and a parking lot behind the building with 10 spaces.
The sale includes two lots (101 and 102 Oakridge Drive), and the property is described as being in B-2 Urban Commercial zoning, with a range of retail, commercial, and professional services uses referenced in the available documents.
Key Highlights
- 4,092 SF finished commercial space: 3,042 SF retail on lower 2 levels and 1,050 SF office on the upper level
- Corner lot on Garrisonville Road (Route 610) with extra road frontage for signage; traffic count reported as over 52,000 vehicles per day
- B‑2 Urban Commercial Zoning; prior 3‑level residence converted to retail space with multiple professional/retail use possibilities (per documents)
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
Lease Details
52,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
697
Businesses Nearby
Under-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Renovated multi-level corner property with retail space, upper office area, and on-site parking.
Where is this storefront property located?
The property is located at 630 GARRISONVILLE Road 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: 4,092 SF finished commercial space: 3,042 SF retail on lower 2 levels and 1,050 SF office on the upper level; Corner lot on Garrisonville Road (Route 610) with extra road frontage for signage; traffic count reported as over 52,000 vehicles per day; B‑2 Urban Commercial Zoning; prior 3‑level residence converted to retail space with multiple professional/retail use possibilities (per documents)
