Ground Floor Office
For Sale
Contact for pricing
75-77 W Lee St, Warrenton, VA 20186
Move-in ready office condo with private offices, open area, kitchen, and full bathroom for immediate professional use.
Property Size960 SF
Price / SF$286.46
Days on Market53
Property Features for 75-77 W Lee St
General Information
Standard status
Active
Size
960 SF
Property subtype
OFFICE
Additional Details
Office Units
2
Listing Agency:
Cres Inc Commercial Real Estate Services
(540) 878-1211
Listed By:
Bill Chipman · License #VA-0225246993
(540) 878-1211
Source:
Moodyscre
Added: Jul 2
Changed: Aug 11
Last Checked: Aug 23 at 5:56AM
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.
Move-in ready ground floor office condo in the heart of Old Town Warrenton, currently built out as a pharmacy. The 960 SF unit includes two private offices, an open floor plan, a kitchen, a full bathroom, and two storage closets, offering a complete, functional interior setup for day-one occupancy.
Located in a walkable, high-visibility commercial district within Old Town Warrenton, the property is positioned for customers and staff to access easily. The listing notes the unit’s presence in Fauquier County’s most walkable commercial area.
The existing pharmacy buildout and flexible layout support a range of professional and medical or retail uses, making the space well suited for owner-occupants or investors looking for an established, low-overhead presence. With no need to plan new tenant improvements or delays for getting functional space in place, the unit is designed to support straightforward occupancy.
Located in a walkable, high-visibility commercial district within Old Town Warrenton, the property is positioned for customers and staff to access easily. The listing notes the unit’s presence in Fauquier County’s most walkable commercial area.
The existing pharmacy buildout and flexible layout support a range of professional and medical or retail uses, making the space well suited for owner-occupants or investors looking for an established, low-overhead presence. With no need to plan new tenant improvements or delays for getting functional space in place, the unit is designed to support straightforward occupancy.
Key Highlights
- Move‑in ready 960 SF ground‑floor office condo currently built out as a pharmacy
- Includes 2 private offices, an open floor plan, kitchen, and a full bathroom
- Kitchen and bath are already in place, with no TI costs or delays needed for the current buildout
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
$15,058
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
5.48%
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%
$301,160
$301.2K
Cap Rate 7%
$215,114
$215.1K
Cap Rate 9%
$167,311
$167.3K
Market Conditions
NOI Build-Up for 960 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
$26.8K $27.96/SF
− Vacancy
−$1.7K −$1.82/SF
EGI
$25.1K $26.14/SF
− OpEx
−$10.0K −$10.46/SF
NOI
$15.1K $15.69/SF
Area
Fauquier County, VA
Vacancy
6.50%
Lease Rate
$27.96 /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%
$301,160
Cap Rate 7%
$215,114
Cap Rate 9%
$167,311
Alternative Uses
Best Use
Healthcare Medical
$215.1K
$188.2K – $251.0K
NOI $15,058 @ 7.0% cap · market cap 5.48%
Second Best
Office B
$183.6K
$160.7K – $214.2K
NOI $12,854 @ 7.0% cap · market cap 4.67%
Theoretical Best
Specialty Retail
$533.2K
$466.6K – $622.1K
NOI $37,325 @ 7.0% cap · market cap 13.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
1,447
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 20186, VA
15,171
Population
6,114
Households
2.5
Avg Household Size
43
Median Age
44%
College-Educated
93%
High-School Grad
58.7 sq mi
ZIP Area
258
Density / Sq Mi
$100,813
Median Household Income
$50,533
Median Earnings
$1,541
Median Rent
$485,000
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?
Medical Office Space - Move-in ready office condo with private offices, open area, kitchen, and full bathroom for immediate professional use.
Where is this medical office space located?
The property is located at 75-77 W Lee St Warrenton, VA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Move‑in ready 960 SF ground‑floor office condo currently built out as a pharmacy; Includes 2 private offices, an open floor plan, kitchen, and a full bathroom; Kitchen and bath are already in place, with no TI costs or delays needed for the current buildout
