Retail or Storefront Office
For Sale
Contact for pricing
820 University City Blvd, Blacksburg, VA
Retail or storefront office space available near various retailers.
Property Size1,896 SF
Lot Size2.30 Acres
Price / SF$172.10
Days on Market822
Property Features for 820 University City Blvd
General Information
Standard status
Active
Size
1,896 SF
Lot size
2.30 Acres
Property subtype
OFFICE
Lease Type
Modified Gross
Properties For Sale
at 820 University City Blvd Contact us- Floor
- 1
- Size
- 1,896 SF
- Type
- OFFICE
- Lease Type
- MODIFIED_GROSS
- Availability
- AVAILABLE, Now
- Sublease
- No
Building 810
- Great retail or storefront office location next to edward jones. Other retailers...
show more
Contact us
Listing Agency:
Cushman & Wakefield | Thalhimer - Roanoke
(540) 767-3000
Listed By:
Kent Roberts · License #0225092206
(540) 309-3310
Source:
Moodyscre
Added: Jun 14, 2024
Changed: Sep 9
Last Checked: Sep 12 at 9:21AM
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 Cushman & Wakefield | Thalhimer - Roanoke
Investment Insights
Based on property information with market context.
This property offers a retail or storefront office location. It is situated next to Edward Jones. The immediate area includes retailers such as Zeppoli’s, Starbucks, Kroger Gas, Subway, Dollar General, Panera Bread, CVS Pharmacy, Firehouse Subs, Panda Express, Roots, Mezeh, Chipotle, and Tropical Smoothie. The property provides 1896 square feet of space and is located on University City Blvd in Blacksburg, VA.
Key Highlights
- High‑traffic retail location next to Edward Jones.
- Surrounded by established retailers like Starbucks, Kroger Gas, and Panera Bread.
- Close proximity to national chains such as CVS Pharmacy and Chipotle.
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
$23,172
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
7.10%
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%
$463,440
$463.4K
Cap Rate 7%
$331,029
$331.0K
Cap Rate 9%
$257,467
$257.5K
Market Conditions
NOI Build-Up for 1,896 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
$37.3K $19.68/SF
− Vacancy
−$6.4K −$3.38/SF
EGI
$30.9K $16.30/SF
− OpEx
−$7.7K −$4.07/SF
NOI
$23.2K $12.22/SF
Area
Montgomery County, VA
Vacancy
17.20%
Lease Rate
$19.68 /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%
$463,440
Cap Rate 7%
$331,029
Cap Rate 9%
$257,467
Alternative Uses
Best Use
Office B
$331.0K
$289.7K – $386.2K
NOI $23,172 @ 7.0% cap · market cap 7.10%
Second Best
Retail
$305.4K
$267.3K – $356.4K
NOI $21,381 @ 7.0% cap · market cap 6.55%
Theoretical Best
Flex RnD
$448.7K
$392.6K – $523.5K
NOI $31,408 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Under-served
Demand for This Use
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail or storefront office space available near various retailers.
Where is this storefront property located?
The property is located at 820 University City Blvd Blacksburg, VA.
What is the asking price?
The asking price for this property is $326,301.
What are key features of this property?
This property features: High‑traffic retail location next to Edward Jones.; Surrounded by established retailers like Starbucks, Kroger Gas, and Panera Bread.; Close proximity to national chains such as CVS Pharmacy and Chipotle.
