Second-Floor Office
For Sale
$297,000
10509 BRADDOCK Road, Fairfax, VA 22032
Commercial Sale, FAIRFAX, VA
Property Size1,200 SF
Price / SF$247.50
Days on Market450
Property Features for 10509 BRADDOCK Road
General Information
Property type
Other
Property subtype
Office
Parking
50
Parking features
Parking Lot
Elementary school district
FAIRFAX COUNTY PUBLIC SCHOOLS
Middle school district
FAIRFAX COUNTY PUBLIC SCHOOLS
High school district
FAIRFAX COUNTY PUBLIC SCHOOLS
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
3361
Utilities
Heating system
Forced Air
Cooling system
Heat Pump
Building Details
Year built
1989
Building materials
Brick, Combination
Listing Agency:
Samson Properties
(703) 378-8810
Listed By:
Rajan Lalwani · License #0225256931
(703) 750-0484
Added: Jun 6, 2025
Changed: Aug 20
Last Checked: Aug 29 at 11:06PM
MLS# VAFX2244938
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This second-floor office condo contains approximately 1,200 square feet arranged with individual office suites. The sale includes the furnishings, while the unit also provides a wet bar kitchen and an internal restroom. Brick and combination construction, forced-air heating, and heat-pump cooling support the existing office setup. On-site parking is provided in a parking lot, and the building dates to 1989.
The property faces Braddock Road at 10509 Braddock Road in Fairfax, Virginia. George Mason University is nearby, and the office is adjacent to a shopping center, placing daily services and an established commercial setting close to the building.
The property faces Braddock Road at 10509 Braddock Road in Fairfax, Virginia. George Mason University is nearby, and the office is adjacent to a shopping center, placing daily services and an established commercial setting close to the building.
Key Highlights
- Approximately 1,200 SF second‑floor office condo
- Individual office suites with furnishings included in the sale
- Wet bar kitchen and restroom within the unit
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
$22,716
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
7.65%
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%
$454,320
$454.3K
Cap Rate 7%
$324,514
$324.5K
Cap Rate 9%
$252,400
$252.4K
Market Conditions
NOI Build-Up for 1,200 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
$35.4K $29.52/SF
− Vacancy
−$5.1K −$4.28/SF
EGI
$30.3K $25.24/SF
− OpEx
−$7.6K −$6.31/SF
NOI
$22.7K $18.93/SF
Area
Fairfax County, VA
Vacancy
14.50%
Lease Rate
$29.52 /SF/Yr
Expense Ratio
25.00%
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%
$454,320
Cap Rate 7%
$324,514
Cap Rate 9%
$252,400
Alternative Uses
Best Use
Office B
$324.5K
$284.0K – $378.6K
NOI $22,716 @ 7.0% cap · market cap 7.65%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.03M
$4.40M – $5.87M
NOI $352,107 @ 7.0% cap · market cap 118.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
665
Businesses Nearby
Explore this area
Business Placement
Demographics for 22032, VA
29,909
Population
9,988
Households
3
Avg Household Size
42
Median Age
68%
College-Educated
97%
High-School Grad
7.2 sq mi
ZIP Area
4,154
Density / Sq Mi
$175,913
Median Household Income
$69,924
Median Earnings
$2,269
Median Rent
$736,500
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Office condo with private rooms, built-in wet bar, restroom, and conveyed furnishings.
Where is this office units located?
The property is located at 10509 BRADDOCK Road Fairfax, VA.
What is the asking price?
The asking price for this property is $297,000.
What are key features of this property?
This property features: Approximately 1,200 SF second‑floor office condo; Individual office suites with furnishings included in the sale; Wet bar kitchen and restroom within the unit
