About 616-622 Garrisonville
K I N G S L A N D S Q U A R E – 2.926± AC RETAIL DEVELOPMENT SITE
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 ($175,000–$225,000/year NNN) or outright sale. Full due-diligence package (site plans, approvals, geotech, underwriting report, traffic counts) available upon executed confidentiality agreement.
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.
