Freestanding Medical Office
For Sale
Contact for pricing
945 Garrisonville Road, Stafford, VA 22554
Single-tenant clinical facility with surface parking and an established medical-office setup.
Property Size4,920 SF
Lot Size0.59 Acres
Price / SF$303.86
Days on Market9
Property Features for 945 Garrisonville Road
General Information
Standard status
Active
Size
4,920 SF
Lot size
0.59 Acres
Property subtype
Office
Net Operating Income
$153,997
Financials
Asking Price
$1,495,000
Cap Rate
10.3%
Building Details
Year Built
2008
Buildings
1
Building Size
4,920 SF
Tenancy
Single
Owner Occupied
No
Listing Agency:
Mid-Atlantic Acquisitions Inc
Listed By:
Cornell Dayne · License #VA 0225100998
Source:
Crexi
Added: Sep 3
Changed: Sep 10
Last Checked: Sep 10 at 8:18AM
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 Mid-Atlantic Acquisitions Inc
Investment Insights
Based on property information with market context.
This 4,920-square-foot freestanding medical office building occupies a 0.5908-acre site in Stafford County, Virginia. Constructed in 2008, the property includes on-site surface parking and an established clinical layout with reception, examination, and treatment areas. The building is occupied under one current lease to U.S. Foot and Ankle Specialists, LLC, providing in-place income and 3.0% annual base-rent growth. A five-year lease extension was exercised in February 2026.
The property fronts Garrisonville Road, also identified as VA 610, in North Stafford. It is west of I-95 Exit 143, with U.S. 1 and Quantico east of I-95. The offering combines a freestanding medical asset, dedicated land, existing clinical improvements, and a current single-tenant lease structure.
The property fronts Garrisonville Road, also identified as VA 610, in North Stafford. It is west of I-95 Exit 143, with U.S. 1 and Quantico east of I-95. The offering combines a freestanding medical asset, dedicated land, existing clinical improvements, and a current single-tenant lease structure.
Key Highlights
- 4,920‑SF freestanding medical‑office building on a 0.5908‑acre site
- Built in 2008 with on‑site surface parking
- Occupied by U.S. Foot and Ankle Specialists, LLC under one current lease
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
$77,173
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
5.16%
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%
$1,543,460
$1.5M
Cap Rate 7%
$1,102,471
$1.1M
Cap Rate 9%
$857,478
$857.5K
Market Conditions
NOI Build-Up for 4,920 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
$137.6K $27.96/SF
− Vacancy
−$8.9K −$1.82/SF
EGI
$128.6K $26.14/SF
− OpEx
−$51.4K −$10.46/SF
NOI
$77.2K $15.69/SF
Area
Stafford County, VA
Vacancy
6.50%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
40.00%
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%
$1,543,460
Cap Rate 7%
$1,102,471
Cap Rate 9%
$857,478
Alternative Uses
Best Use
Healthcare Medical
$1.10M
$964.7K – $1.29M
NOI $77,173 @ 7.0% cap · market cap 5.16%
Second Best
Office B
$941.1K
$823.4K – $1.10M
NOI $65,875 @ 7.0% cap · market cap 4.41%
Theoretical Best
Specialty Retail
$2.73M
$2.39M – $3.19M
NOI $191,290 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
185
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 22554, VA
64,354
Population
20,861
Households
3.1
Avg Household Size
34
Median Age
45%
College-Educated
93%
High-School Grad
64.1 sq mi
ZIP Area
1,004
Density / Sq Mi
$148,268
Median Household Income
$65,672
Median Earnings
$2,000
Median Rent
$482,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Single-tenant clinical facility with surface parking and an established medical-office setup.
Where is this medical office space located?
The property is located at 945 Garrisonville Road Stafford, VA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 4,920‑SF freestanding medical‑office building on a 0.5908‑acre site; Built in 2008 with on‑site surface parking; Occupied by U.S. Foot and Ankle Specialists, LLC under one current lease
