Historic Brick Warehouse and
For Sale
$900,000
77 Cambridge St, Fredericksburg, VA 22405
B2-zoned historic warehouse with preserved original masonry and flexible layout for a range of business uses.
Property Size3,650 SF
Lot Size1.40 Acres
Price / SF$246.58
Days on Market97
Property Features for 77 Cambridge St
General Information
Standard status
Active
Size
3,650 SF
Lot size
1.40 Acres
Zoning
B2
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1740
Listing Agency:
Nest Realty Fredericksburg
Listed By:
John T Simpson III · License #0225206939
(540) 809-1962
Source:
Southjerseyshorehomesfinder
Added: Jun 3
Changed: Sep 5
Last Checked: Sep 6 at 11:03AM
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 Nest Realty Fredericksburg
Investment Insights
Based on property information with market context.
This property is a historic brick warehouse featuring preserved original wall sections, original glass, and colonial-era beams and supports. While it was previously used as an office building, the current floor plan provides an operational layout for new tenants and owners to adapt. The site includes both an upper parking area and a larger lower lot, supporting practical daily access for staff and visitors.
The building is zoned B2 and sits on approximately 1.4+/- acres at the intersection of Route 1 and Route 17. Route 1 runs through Spotsylvania, Fredericksburg, and Stafford and functions as an alternative parallel route to I-95, while Route 17 provides local access to I-95, Warrenton, Culpeper, and the Northern Neck. Parking availability includes 10 spaces in the upper lot, with a sizable lower lot that could accommodate 50+ vehicles.
For businesses looking for a distinctive, historically constructed facility with preserved building elements and a workable interior plan, this offering provides flexibility beyond a single-purpose use. The combination of B2 zoning, on-site parking, and a structure that retains original architectural features may support a variety of office, distribution, or other commercial applications consistent with the zoning and layout shown in the included floor plans.
The building is zoned B2 and sits on approximately 1.4+/- acres at the intersection of Route 1 and Route 17. Route 1 runs through Spotsylvania, Fredericksburg, and Stafford and functions as an alternative parallel route to I-95, while Route 17 provides local access to I-95, Warrenton, Culpeper, and the Northern Neck. Parking availability includes 10 spaces in the upper lot, with a sizable lower lot that could accommodate 50+ vehicles.
For businesses looking for a distinctive, historically constructed facility with preserved building elements and a workable interior plan, this offering provides flexibility beyond a single-purpose use. The combination of B2 zoning, on-site parking, and a structure that retains original architectural features may support a variety of office, distribution, or other commercial applications consistent with the zoning and layout shown in the included floor plans.
Key Highlights
- Historic warehouse originally built in 1757 with preserved original brick/mortar walls, original glass, and Colonial era beams and supports
- Zoned B2 and located at the intersection of Route 1 and 17 in a 1.4+/- acre property
- Parking includes 10 spaces in the upper lot, plus a sizable lower lot that could accommodate 50+ vehicles
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
$67,635
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
7.52%
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%
$1,352,700
$1.4M
Cap Rate 7%
$966,214
$966.2K
Cap Rate 9%
$751,500
$751.5K
Market Conditions
NOI Build-Up for 3,650 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
$99.4K $27.24/SF
− Vacancy
−$9.2K −$2.53/SF
EGI
$90.2K $24.71/SF
− OpEx
−$22.5K −$6.18/SF
NOI
$67.6K $18.53/SF
Area
Spotsylvania County, VA
Vacancy
9.30%
Lease Rate
$27.24 /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%
$1,352,700
Cap Rate 7%
$966,214
Cap Rate 9%
$751,500
Alternative Uses
Best Use
Office B
$966.2K
$845.4K – $1.13M
NOI $67,635 @ 7.0% cap · market cap 7.52%
Second Best
Warehouse
$370.2K
$323.9K – $431.9K
NOI $25,912 @ 7.0% cap · market cap 2.88%
Theoretical Best
Office A
$1.14M
$1.00M – $1.33M
NOI $80,089 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 22405, VA
34,430
Population
13,058
Households
2.6
Avg Household Size
38
Median Age
44%
College-Educated
95%
High-School Grad
53.3 sq mi
ZIP Area
646
Density / Sq Mi
$128,315
Median Household Income
$62,794
Median Earnings
$1,931
Median Rent
$413,100
Median Home Value
Market
Vacancy Rate% for Office in Fredericksburg, VA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - B2-zoned historic warehouse with preserved original masonry and flexible layout for a range of business uses.
Where is this warehouse located?
The property is located at 77 Cambridge St Fredericksburg, 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: Historic warehouse originally built in 1757 with preserved original brick/mortar walls, original glass, and Colonial era beams and supports; Zoned B2 and located at the intersection of Route 1 and 17 in a 1.4+/- acre property; Parking includes 10 spaces in the upper lot, plus a sizable lower lot that could accommodate 50+ vehicles
