5.81 AC Mini Storage
For Sale
Contact for pricing
3820 Old Williamsburg Rd, Sandston, VA 23150
5.81 AC approved for mini storage in Sandston, VA.
Property Size7,648 SF
Lot Size5.81 Acres
Price / SF$215.74
Days on Market723
Property Features for 3820 Old Williamsburg Rd
General Information
Standard status
Active
Size
7,648 SF
Lot size
5.81 Acres
Property subtype
Self Storage, Land
Zoning
Mixed Zoning
Investment Type
Owner/User
Building Details
Year Built
1962
Listing Agency:
Taylor Long Properties
Listed By:
Robert Marshall · License #VA 0225192463
(804) 864-9788
Source:
Crexi
Added: Sep 12, 2024
Changed: Aug 31
Last Checked: Aug 31 at 4:22AM
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 Taylor Long Properties
Investment Insights
Based on property information with market context.
This 5.81-acre property is approved for a proposed mini storage facility. The property is located in Sandston, VA.
Key Highlights
- 5.81 AC Land Parcel - perfect for development.
- Approved for Mini Storage - capitalize on this pre‑approved use.
- Located in Sandston, VA - benefit from a growing community.
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
$47,707
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
2.89%
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%
$954,140
$954.1K
Cap Rate 7%
$681,529
$681.5K
Cap Rate 9%
$530,078
$530.1K
Market Conditions
NOI Build-Up for 7,648 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
$72.0K $9.41/SF
− Vacancy
−$3.8K −$0.50/SF
EGI
$68.2K $8.91/SF
− OpEx
−$20.4K −$2.67/SF
NOI
$47.7K $6.24/SF
Area
Henrico County, VA
Vacancy
5.30%
Lease Rate
$9.41 /SF/Yr
Expense Ratio
30.00%
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%
$954,140
Cap Rate 7%
$681,529
Cap Rate 9%
$530,078
Alternative Uses
Best Use
Self Storage
$681.5K
$596.3K – $795.1K
NOI $47,707 @ 7.0% cap · market cap 2.89%
Second Best
Industrial
$681.5K
$596.3K – $795.1K
NOI $47,707 @ 7.0% cap · market cap 2.89%
Theoretical Best
Specialty Retail
$2.00M
$1.75M – $2.33M
NOI $139,657 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 23150, VA
12,556
Population
5,446
Households
2.3
Avg Household Size
43
Median Age
21%
College-Educated
91%
High-School Grad
29.5 sq mi
ZIP Area
426
Density / Sq Mi
$76,184
Median Household Income
$45,540
Median Earnings
$1,185
Median Rent
$264,600
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - 5.81 AC approved for mini storage in Sandston, VA.
Where is this commercial land located?
The property is located at 3820 Old Williamsburg Rd Sandston, VA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 5.81 AC Land Parcel - perfect for development.; Approved for Mini Storage - capitalize on this pre‑approved use.; Located in Sandston, VA - benefit from a growing community.
