Upper-Level Office
For Sale
$290,000
10521 CRESTWOOD DRIVE, Manassas, VA 20109
Office space includes central air, parking, and a level upper-floor configuration.
Property Size1,505 SF
Price / SF$192.69
Days on Market40
Property Features for 10521 CRESTWOOD DRIVE
General Information
Standard status
Active
Size
1,505 SF
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$3,045
Amenities
Central Air
3
Vinyl
Shingle
Parking.
Lot.
Level
Upper Level Unit, Level.
Building Details
Year Built
2003
Listing Agency:
RE/MAX Roots
(540) 247-1941
Listed By:
Leah REALTOR
(540) 247-1941
Source:
Xome
Added: Jul 2
Changed: Aug 9
Last Checked: Aug 9 at 8:10AM
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 RE/MAX Roots
Investment Insights
Based on property information with market context.
This upper-level office unit contains 1,505 square feet and was built in 2003. The space includes central air, vinyl finishes, parking, and a level configuration within the building. The property is positioned off Sudley Road, also identified as Business 234, at Crestwood Drive. I-66 is approximately 1.5 miles away, providing access to a major regional route. A bus stop is located within walking distance, and multiple shopping centers are nearby. The seller wants to lease the unit from the new buyer, creating a potential post-closing occupancy arrangement.
Key Highlights
- 1,505‑square‑foot upper‑level office unit
- Built in 2003 with central air and vinyl finishes
- Parking included with a level upper‑floor configuration
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
$20,151
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
6.95%
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%
$403,020
$403.0K
Cap Rate 7%
$287,871
$287.9K
Cap Rate 9%
$223,900
$223.9K
Market Conditions
NOI Build-Up for 1,505 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
$31.4K $20.88/SF
− Vacancy
−$4.6K −$3.03/SF
EGI
$26.9K $17.85/SF
− OpEx
−$6.7K −$4.46/SF
NOI
$20.2K $13.39/SF
Area
Manassas Park County, VA
Vacancy
14.50%
Lease Rate
$20.88 /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%
$403,020
Cap Rate 7%
$287,871
Cap Rate 9%
$223,900
Alternative Uses
Best Use
Office B
$287.9K
$251.9K – $335.9K
NOI $20,151 @ 7.0% cap · market cap 6.95%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$835.9K
$731.4K – $975.2K
NOI $58,514 @ 7.0% cap · market cap 20.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,583
Businesses Nearby
Explore this area
Business Placement
Demographics for 20109, VA
43,849
Population
15,673
Households
2.8
Avg Household Size
32
Median Age
35%
College-Educated
83%
High-School Grad
23.8 sq mi
ZIP Area
1,842
Density / Sq Mi
$88,966
Median Household Income
$44,306
Median Earnings
$1,928
Median Rent
$411,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office space includes central air, parking, and a level upper-floor configuration.
Where is this office units located?
The property is located at 10521 CRESTWOOD DRIVE Manassas, VA.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: 1,505‑square‑foot upper‑level office unit; Built in 2003 with central air and vinyl finishes; Parking included with a level upper‑floor configuration
