Renovated Two-Story Medical Office
For Sale
Contact for pricing
10135 Colvin Run Road, Great Falls, VA 22066
Fully renovated, 92% leased medical/professional office building with a smaller suite available for owner-occupancy or lease.
Property Size18,186 SF
Price / SF$384.91
Days on Market102
Property Features for 10135 Colvin Run Road
General Information
Standard status
Active
Size
18,186 SF
Class
A
Property subtype
Office
Zoning
Highway Commercial
Occupancy
92%
Investment Type
Stabilized
Net Operating Income
$402,377
Additional Details
Office Units
5
Building Details
Year Built
2001
Buildings
1
Stories
2
Units
4
Tenancy
Multi
Listing Agency:
NAI KLNB (Tysons, VA)
Listed By:
Marc Tasker · License #0225038775
Source:
Crexi
Added: Jun 15
Changed: Sep 11
Last Checked: Sep 22 at 6:34PM
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 NAI KLNB (Tysons, VA)
Investment Insights
Based on property information with market context.
10135 Colvin Run Rd is a two-story medical/professional office building totaling 18,186 SF. The property has been fully renovated within the past five years and currently operates with five tenants, representing 92% leased. In addition to the existing leased space, there is one smaller 1,537 SF suite that an owner can choose to occupy or lease out.
The offering is located in Great Falls, VA, at 10135 Colvin Run Road. This configuration supports a mix of tenant requirements within a single, renovated building footprint.
For buyers seeking a stabilized office investment with flexibility, the current tenant base and recently completed renovations provide an immediately usable platform. The presence of the remaining 1,537 SF suite offers a practical option for owner occupancy, while still supporting leasing for additional income should the new owner prefer to keep the space tenanted.
The offering is located in Great Falls, VA, at 10135 Colvin Run Road. This configuration supports a mix of tenant requirements within a single, renovated building footprint.
For buyers seeking a stabilized office investment with flexibility, the current tenant base and recently completed renovations provide an immediately usable platform. The presence of the remaining 1,537 SF suite offers a practical option for owner occupancy, while still supporting leasing for additional income should the new owner prefer to keep the space tenanted.
Key Highlights
- 2001‑built, 18,186 SF medical/professional office building in Great Falls, VA.
- 92% leased to 5 tenants.
- Fully renovated within the past 5 years.
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
$344,256
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
4.92%
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%
$6,885,120
$6.9M
Cap Rate 7%
$4,917,943
$4.9M
Cap Rate 9%
$3,825,067
$3.8M
Market Conditions
NOI Build-Up for 18,186 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
$536.9K $29.52/SF
− Vacancy
−$77.8K −$4.28/SF
EGI
$459.0K $25.24/SF
− OpEx
−$114.8K −$6.31/SF
NOI
$344.3K $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%
$6,885,120
Cap Rate 7%
$4,917,943
Cap Rate 9%
$3,825,067
Alternative Uses
Best Use
Office B
$4.92M
$4.30M – $5.74M
NOI $344,256 @ 7.0% cap · market cap 4.92%
Second Best
Healthcare Medical
$4.73M
$4.14M – $5.52M
NOI $331,381 @ 7.0% cap · market cap 4.73%
Theoretical Best
Specialty Retail
$76.23M
$66.70M – $88.94M
NOI $5,336,182 @ 7.0% cap · market cap 76.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Office units
Location Intelligence
Trade Area within ½ mile
227
Businesses Nearby
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Business Placement
Demographics for 22066, VA
18,165
Population
5,852
Households
3.1
Avg Household Size
45
Median Age
85%
College-Educated
99%
High-School Grad
25.6 sq mi
ZIP Area
710
Density / Sq Mi
$250,001
Median Household Income
$123,162
Median Earnings
$3,501
Median Rent
$1,240,100
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Fully renovated, 92% leased medical/professional office building with a smaller suite available for owner-occupancy or lease.
Where is this office building located?
The property is located at 10135 Colvin Run Road Great Falls, VA.
What is the asking price?
The asking price for this property is $7,000,000.
What are key features of this property?
This property features: 2001‑built, 18,186 SF medical/professional office building in Great Falls, VA.; 92% leased to 5 tenants.; Fully renovated within the past 5 years.
