Updated Corner-Lot
New
For Sale
$439,000
99 BREEZEWOOD DRIVE, Fredericksburg, VA 22407
Brick-front duplex with refreshed interiors, recent mechanical updates, and flexible month-to-month tenancy arrangements.
Property Size1,344 SF
Price / SF$326.64
Days on Market7
Property Features for 99 BREEZEWOOD DRIVE
General Information
Standard status
Active
Size
1,344 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Year Built
1982
Listing Agency:
La Casa Realty, Inc.
(540) 846-0138
Listed By:
Ralph M Skidmore · License #0225033357
(540) 891-2272
Source:
Cummingsrealtors
Added: Sep 1
Changed: Sep 6
Last Checked: Sep 6 at 2:59PM
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 La Casa Realty, Inc.
Investment Insights
Based on property information with market context.
This 1,344-square-foot duplex was built in 1982 and presents a brick front on a corner lot. Recent improvements include a roof installed in 2023, replacement of both HVAC systems within the past 5 to 8 years, remodeled bathrooms, fresh interior paint, updated flooring, and new water heaters.
The property is located near schools, shopping, and transportation. Both units are leased month to month, offering an existing occupancy structure for an owner seeking a residential income property. The layout also supports an owner-occupant approach, with the potential to reside in one unit while leasing the other.
The property is located near schools, shopping, and transportation. Both units are leased month to month, offering an existing occupancy structure for an owner seeking a residential income property. The layout also supports an owner-occupant approach, with the potential to reside in one unit while leasing the other.
Key Highlights
- 1,344‑square‑foot duplex on a corner lot
- Brick front with updated interior finishes
- Roof replaced in 2023
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
$14,156
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
3.22%
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%
$283,120
$283.1K
Cap Rate 7%
$202,229
$202.2K
Cap Rate 9%
$157,289
$157.3K
Market Conditions
NOI Build-Up for 1,344 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
$21.8K $16.20/SF
− Vacancy
−$1.6K −$1.15/SF
EGI
$20.2K $15.05/SF
− OpEx
−$6.1K −$4.51/SF
NOI
$14.2K $10.53/SF
Area
Spotsylvania County, VA
Vacancy
7.12%
Lease Rate
$16.20 /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%
$283,120
Cap Rate 7%
$202,229
Cap Rate 9%
$157,289
Alternative Uses
Best Use
Multifamily LT 5
$202.2K
$177.0K – $235.9K
NOI $14,156 @ 7.0% cap · market cap 3.22%
Second Best
Apartment 5plus
$186.4K
$163.1K – $217.4K
NOI $13,046 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$421.3K
$368.6K – $491.5K
NOI $29,490 @ 7.0% cap · market cap 6.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
323
Businesses Nearby
Explore this area
Business Placement
Demographics for 22407, VA
62,668
Population
23,305
Households
2.7
Avg Household Size
38
Median Age
33%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
1,027
Density / Sq Mi
$105,218
Median Household Income
$47,282
Median Earnings
$1,758
Median Rent
$376,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Brick-front duplex with refreshed interiors, recent mechanical updates, and flexible month-to-month tenancy arrangements.
Where is this duplex located?
The property is located at 99 BREEZEWOOD DRIVE Fredericksburg, VA.
What is the asking price?
The asking price for this property is $439,000.
What are key features of this property?
This property features: 1,344‑square‑foot duplex on a corner lot; Brick front with updated interior finishes; Roof replaced in 2023
