Operating Car Wash on Marsh
For Sale
$1,985,000
6361 Village Center Dr, Bealeton, VA 22712
Fully operational car wash in Bealeton, Virginia with C-2 zoning.
Property Size4,518 SF
Days on Market283
Property Features for 6361 Village Center Dr
General Information
Standard status
Active
Size
4,518 SF
Class
B
Property subtype
Office
Building Details
Building Size
4,518 SF
Year Built
2005
Listing Agency:
Cres Inc Commercial Real Estate Services
Listed By:
Bill Chipman
(540) 878-1211
Source:
Cresinc
Added: Nov 25, 2025
Changed: Sep 3
Last Checked: Sep 4 at 3:06AM
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 Cres Inc Commercial Real Estate Services
Investment Insights
Based on property information with market context.
This is an opportunity to acquire a fully operational car wash located on Marsh Road (Route 17) in Bealeton, Virginia. The property is strategically positioned on Marsh Road, which experiences approximately 20,000 vehicles per day. The car wash includes 6 self-service bays, 2 full-service bays, and 6 vacuum stations. The property has existing clientele. The property is the only car wash in Bealeton. The C-2 zoning in Fauquier County allows for a variety of commercial uses, including retail and service businesses. The property size is 4,518 square feet.
Key Highlights
- Only car wash in Bealeton, offering a monopoly on local car wash services.
- High‑traffic location on Marsh Road (Route 17) with approximately 20,000 vehicles per day.
- No by‑right zoning for additional car washes, ensuring limited future competition.
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
$175,660
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
8.85%
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%
$3,513,200
$3.5M
Cap Rate 7%
$2,509,429
$2.5M
Cap Rate 9%
$1,951,778
$2.0M
Market Conditions
NOI Build-Up for 4,518 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
$244.0K $54.00/SF
− Vacancy
−$9.8K −$2.16/SF
EGI
$234.2K $51.84/SF
− OpEx
−$58.6K −$12.96/SF
NOI
$175.7K $38.88/SF
Area
Fauquier County, VA
Vacancy
4.00%
Lease Rate
$54.00 /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%
$3,513,200
Cap Rate 7%
$2,509,429
Cap Rate 9%
$1,951,778
Alternative Uses
Best Use
Specialty Retail
$2.51M
$2.20M – $2.93M
NOI $175,660 @ 7.0% cap · market cap 8.85%
Second Best
Retail
$2.16M
$1.89M – $2.52M
NOI $151,135 @ 7.0% cap · market cap 7.61%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
205
Businesses Nearby
104k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 58%
Groceries 25%
Dining 16%
Electronics 1%
Sheetz
Shops & Services
47,690 visits/mo
0.2 miles
Food Lion Grocery Store
Groceries
22,121 visits/mo
0.1 miles
Popeyes Louisiana Kitchen
Dining
7,491 visits/mo
0.2 miles
Family Dollar
Shops & Services
6,685 visits/mo
0.1 miles
Virginia ABC
Groceries
3,934 visits/mo
0.2 miles
Demographics for 22712, VA
10,587
Population
3,207
Households
3.3
Avg Household Size
36
Median Age
20%
College-Educated
89%
High-School Grad
36.3 sq mi
ZIP Area
292
Density / Sq Mi
$104,375
Median Household Income
$44,852
Median Earnings
$1,399
Median Rent
$372,700
Median Home Value
Market
Vacancy Rate% for Retail 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?
Car wash - Fully operational car wash in Bealeton, Virginia with C-2 zoning.
Where is this car wash located?
The property is located at 6361 Village Center Dr Bealeton, VA.
What is the asking price?
The asking price for this property is $1,985,000.
What are key features of this property?
This property features: Only car wash in Bealeton, offering a monopoly on local car wash services.; High‑traffic location on Marsh Road (Route 17) with approximately 20,000 vehicles per day.; No by‑right zoning for additional car washes, ensuring limited future competition.
