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618-622 Garrisonville Rd 2.93 Acres of Commercial Land Offered at $3,413,666 in Stafford, VA 22554
INVESTMENT HIGHLIGHTS
- Corner lot with full turning movements
- Demolition-Ready: Existing 2,160 SF building slated for removal
- Proven Retail Submarket: 2.5% vacancy, $27–33/SF NNN rents
- Shovel-Ready: All engineering, approvals, and utilities complete
- Drive-Thru Approved: Rare in Stafford’s B-2 zones
- Growth Corridor: Adjacent to Embrey Mill, Quantico, and 1,000+ new homes
EXECUTIVE SUMMARY
Prime corner pad at the high-visibility intersection of Garrisonville Road (SR 610) and Kingsland Drive, Stafford, Virginia – one of the county’s most heavily traveled retail corridors.
LOCATION HIGHLIGHTS
• 52,000 VPD on Garrisonville Road (2024 VDOT) – dominant “going-home” side
• 1.5 miles from I-95 Exit 143B
• 3-mile demographics: 28,000+ population, $140,000+ average household income, 12,000+ daytime population driven by Quantico MCB
• Surrounded by Embrey Mill (1,000+ new homes), Hampton Inn, Chick-fil-A, Walmart, and new residential rooftops
SITE & ENTITLEMENTS
• Total acreage: 2.926± (Parcels 20-4 & 20C-2-195) – to be combined via approved boundary line adjustment
• Zoning: B-2 Urban Commercial (Highway Corridor Overlay District) – retail, restaurant, medical, office, bank, fitness, etc. by-right
• Major Site Plan approved 6/30/2014 for 15,000± SF multi-tenant retail center
• Conditional Use Permit R17-100 (2017) – drive-thru approved and vested (rare value-add in Stafford)
• VDOT entrance permit issued – full turning movements, no additional review required
• Underground stormwater management / BMP facility fully engineered and bonded
• Public water & sewer on site, 6" water line along Kingsland Drive, fire flow confirmed for commercial retail
• Existing 2,160 SF office/retail building (currently income-producing) is demolition-ready
PHYSICAL CONDITION
• Site is cleared, rough-graded, and shovel-ready
• Cullen Loam (CuB2) soils – low shrink-swell, excellent bearing capacity
• All off-site improvements (curb, gutter, sidewalk) pre-coordinated
MARKET FUNDAMENTALS
• Stafford retail vacancy: 2.5% (Q3 2025)
• Asking rents: $27–$33/SF NNN
• 24% YoY absorption increase in the submarket
• Rapidly growing trade area with limited entitled pads remaining
DELIVERY
Vertical construction can commence immediately upon ground lease execution or closing. Anticipated delivery Q3 2026.
USES
Perfect for QSR with drive-thru, convenience store/gas, bank, fitness, medical office, pharmacy, urgent care, coffee, or multi-tenant strip center.
OFFERING
Available for ground lease ($275,000/year NNN) or outright sale. Seller willing to break land and sell 1 to 2.926 acres.
One of the last entitled, high-traffic corner pads in the Garrisonville Road corridor – an irreplaceable opportunity in one of Northern Virginia’s fastest-growing counties.
LOCATION HIGHLIGHTS
• 52,000 VPD on Garrisonville Road (2024 VDOT) – dominant “going-home” side
• 1.5 miles from I-95 Exit 143B
• 3-mile demographics: 28,000+ population, $140,000+ average household income, 12,000+ daytime population driven by Quantico MCB
• Surrounded by Embrey Mill (1,000+ new homes), Hampton Inn, Chick-fil-A, Walmart, and new residential rooftops
SITE & ENTITLEMENTS
• Total acreage: 2.926± (Parcels 20-4 & 20C-2-195) – to be combined via approved boundary line adjustment
• Zoning: B-2 Urban Commercial (Highway Corridor Overlay District) – retail, restaurant, medical, office, bank, fitness, etc. by-right
• Major Site Plan approved 6/30/2014 for 15,000± SF multi-tenant retail center
• Conditional Use Permit R17-100 (2017) – drive-thru approved and vested (rare value-add in Stafford)
• VDOT entrance permit issued – full turning movements, no additional review required
• Underground stormwater management / BMP facility fully engineered and bonded
• Public water & sewer on site, 6" water line along Kingsland Drive, fire flow confirmed for commercial retail
• Existing 2,160 SF office/retail building (currently income-producing) is demolition-ready
PHYSICAL CONDITION
• Site is cleared, rough-graded, and shovel-ready
• Cullen Loam (CuB2) soils – low shrink-swell, excellent bearing capacity
• All off-site improvements (curb, gutter, sidewalk) pre-coordinated
MARKET FUNDAMENTALS
• Stafford retail vacancy: 2.5% (Q3 2025)
• Asking rents: $27–$33/SF NNN
• 24% YoY absorption increase in the submarket
• Rapidly growing trade area with limited entitled pads remaining
DELIVERY
Vertical construction can commence immediately upon ground lease execution or closing. Anticipated delivery Q3 2026.
USES
Perfect for QSR with drive-thru, convenience store/gas, bank, fitness, medical office, pharmacy, urgent care, coffee, or multi-tenant strip center.
OFFERING
Available for ground lease ($275,000/year NNN) or outright sale. Seller willing to break land and sell 1 to 2.926 acres.
One of the last entitled, high-traffic corner pads in the Garrisonville Road corridor – an irreplaceable opportunity in one of Northern Virginia’s fastest-growing counties.
PROPERTY FACTS
1 LOT AVAILABLE
Lot
| Price | $3,413,666 | Lot Size | 2.93 AC |
| Price Per AC | $1,165,073.72 |
| Price | $3,413,666 |
| Price Per AC | $1,165,073.72 |
| Lot Size | 2.93 AC |
2.926± AC shovel-ready retail pad at Garrisonville Rd & Kingsland Dr. 52,000 VPD (going-home side), 1.5 mi to I-95. B-2 zoning, 15,000 SF site plan + drive-thru approved, utilities in place, demolition-ready. Ground lease opportunity.
1 1
PROPERTY TAXES
| Parcel Number | 20-4 | Improvements Assessment | $0 |
| Land Assessment | $996,600 | Total Assessment | $996,600 |
PROPERTY TAXES
Parcel Number
20-4
Land Assessment
$996,600
Improvements Assessment
$0
Total Assessment
$996,600
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618-622 Garrisonville Rd
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