Vacant Two-Level Office
For Sale
$900,000
810 S MAIN Street, Culpeper, VA 22701
Commercial Sale, CULPEPER, VA
Property Size3,600 SF
Lot Size0.33 Acres
Price / SF$250
Days on Market106
Property Features for 810 S MAIN Street
General Information
Property type
Other
Property subtype
Office
Parking
21
Parking features
Parking Lot
Elementary school district
CULPEPER COUNTY PUBLIC SCHOOLS
Middle school district
CULPEPER COUNTY PUBLIC SCHOOLS
High school district
CULPEPER COUNTY PUBLIC SCHOOLS
Standard status
Active
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
3422
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1929
Building materials
Brick
Listing Agency:
CENTURY 21 New Millennium · Century 21 Real Estate
(540) 825-1613
Listed By:
Krystle Smith · License #225205029
(540) 229-3158
Added: May 10
Changed: Aug 19
Last Checked: Aug 23 at 3:06PM
MLS# VACU2013574
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.
810 S Main Street in Culpeper offers a vacant, free-standing two-level office building built in 1929. The property is currently 100% vacant, with no existing lease obligations, and comprises a 3,600 SF office building on two subdivided parcels with potential to combine for additional development flexibility.
Located along high-visibility Main Street in downtown Culpeper, the building is positioned within an established mix of historic businesses, government offices, and commercial corridors. The property is constructed with brick and has forced air heating with central air cooling. Parking is provided via a parking lot on-site.
Zoned NX, the property supports a variety of permitted uses, including office, retail, medical, professional services, and other commercial applications, providing flexibility for owner-users and redevelopment-minded buyers.
Located along high-visibility Main Street in downtown Culpeper, the building is positioned within an established mix of historic businesses, government offices, and commercial corridors. The property is constructed with brick and has forced air heating with central air cooling. Parking is provided via a parking lot on-site.
Zoned NX, the property supports a variety of permitted uses, including office, retail, medical, professional services, and other commercial applications, providing flexibility for owner-users and redevelopment-minded buyers.
Key Highlights
- 3,600 SF vacant two‑level office building on two subdivided parcels
- 100% vacant with no existing lease obligations
- High‑visibility Main Street location at 810 S Main Street, Culpeper, VA 22701
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
$48,201
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
5.36%
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%
$964,020
$964.0K
Cap Rate 7%
$688,586
$688.6K
Cap Rate 9%
$535,567
$535.6K
Market Conditions
NOI Build-Up for 3,600 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
$75.2K $20.88/SF
− Vacancy
−$10.9K −$3.03/SF
EGI
$64.3K $17.85/SF
− OpEx
−$16.1K −$4.46/SF
NOI
$48.2K $13.39/SF
Area
Culpeper 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%
$964,020
Cap Rate 7%
$688,586
Cap Rate 9%
$535,567
Alternative Uses
Best Use
Office B
$688.6K
$602.5K – $803.4K
NOI $48,201 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.00M
$1.75M – $2.33M
NOI $139,968 @ 7.0% cap · market cap 15.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,033
Businesses Nearby
Explore this area
Business Placement
Demographics for 22701, VA
37,411
Population
13,770
Households
2.7
Avg Household Size
38
Median Age
27%
College-Educated
88%
High-School Grad
172.2 sq mi
ZIP Area
217
Density / Sq Mi
$93,910
Median Household Income
$47,492
Median Earnings
$1,386
Median Rent
$376,100
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?
Office building - Vacant, free-standing two-level office building built in 1929 with brick construction, NX zoning, and on-site parking lot.
Where is this office building located?
The property is located at 810 S MAIN Street Culpeper, 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: 3,600 SF vacant two‑level office building on two subdivided parcels; 100% vacant with no existing lease obligations; High‑visibility Main Street location at 810 S Main Street, Culpeper, VA 22701
