Culpeper Commercial Opportunity on
For Sale
$900,000
810 S MAIN STREET, Culpeper, VA 22701
3,600 SF office building with redevelopment potential on Main Street.
Property Size3,600 SF
Price / SF$250
Days on Market107
Property Features for 810 S MAIN STREET
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$3,422
Building Details
Building Size
3,600 SF
Year Built
1929
Listing Agency:
CENTURY 21 New Millennium
(540) 229-3158
Listed By:
Krystle Smith · License #225205029
(540) 229-3158
Source:
Kerishull
Added: May 10
Changed: Aug 23
Last Checked: Aug 23 at 10:00AM
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 CENTURY 21 New Millennium
Investment Insights
Based on property information with market context.
This commercial property in Culpeper features a 3,600 SF office building located on South Main Street (US-29 Business corridor). Situated on two subdivided parcels, the property offers flexibility for investors, owner-users, and developers. The parcels may be consolidated into one larger site, creating additional development potential. The location benefits from strong daily traffic exposure, with CoStar/VDOT corridor data reflecting consistent mid-to-high teen thousands in AADT. The property is zoned NX (Neighborhood Mixed Use), supporting a range of permitted uses including duplexes, multifamily dwellings, townhomes, office, retail, indoor consumer services, daycare, entertainment, artisan manufacturing and production, schools, community assembly and cultural facilities, parks and open space, and parking facilities. This property presents opportunities for redevelopment, adaptive reuse, mixed-use development, or continued professional office use within one of Culpeper’s active commercial corridors. The bike score is 35, indicating it is somewhat bikeable, and the walk score is 45, indicating car-dependent.
Key Highlights
- Prime commercial location on South Main Street (US‑29 Business) with high daily traffic exposure.
- 3,600 SF office building on two subdivided parcels, offering flexibility.
- NX (Neighborhood Mixed Use) zoning allows for a wide range of permitted uses.
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
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 - 3,600 SF office building with redevelopment potential on Main Street.
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: Prime commercial location on South Main Street (US‑29 Business) with high daily traffic exposure.; 3,600 SF office building on two subdivided parcels, offering flexibility.; NX (Neighborhood Mixed Use) zoning allows for a wide range of permitted uses.
