Professional Office Condo
For Sale
Contact for pricing
10857 Main Street, Fairfax, VA 22030
Well-maintained brick office condo with single-story layout and convenient parking for professional services in Fairfax City.
Property Size1,118 SF
Price / SF$250.45
Days on Market97
Property Features for 10857 Main Street
General Information
Standard status
Active
Size
1,118 SF
Class
C
Total Parking Spaces
100
Property subtype
Retail, Office, Mixed Use
Zoning
Commercial
Building Details
Year Built
1985
Buildings
1
Units
2
Listing Agency:
GEG Commercial LLC
Listed By:
Gregory Gray · License #0225219405
Source:
Crexi
Added: Jun 3
Changed: Aug 31
Last Checked: Sep 5 at 2:26PM
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 GEG Commercial LLC
Investment Insights
Based on property information with market context.
This for-sale office condo is located in a well-maintained brick office building and includes Unit #202 with an efficient single-story layout. The suite is equipped with baseboard gas heating and is served by public water and sewer. Built in 1985, the property has been recently renovated, presenting a ready-for-occupancy professional environment for qualified users.
The building is positioned along Main Street in Fairfax City within the Fairfax business corridor. The property is zoned Commercial and provides convenient access to major commuter routes, including I-66, Route 50, and Route 123. Nearby parking is available, including lower-level parking, supporting day-to-day access for employees and visitors.
Unit #202 can fit a range of professional uses such as legal, accounting, consulting, insurance, medical, or other professional services, consistent with the building’s Commercial zoning. For owner-users, the layout and utility setup offer a practical foundation for a centrally located office. For buyers evaluating a commercial condo investment, the property’s recent renovation and established office configuration support straightforward operation as a professional suite.
The building is positioned along Main Street in Fairfax City within the Fairfax business corridor. The property is zoned Commercial and provides convenient access to major commuter routes, including I-66, Route 50, and Route 123. Nearby parking is available, including lower-level parking, supporting day-to-day access for employees and visitors.
Unit #202 can fit a range of professional uses such as legal, accounting, consulting, insurance, medical, or other professional services, consistent with the building’s Commercial zoning. For owner-users, the layout and utility setup offer a practical foundation for a centrally located office. For buyers evaluating a commercial condo investment, the property’s recent renovation and established office configuration support straightforward operation as a professional suite.
Key Highlights
- ±1,118 SF office condo, unit #202, in a well‑maintained brick office building (built 1985)
- Single‑story layout with public water and sewer service
- Baseboard gas heating
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
$21,163
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
7.56%
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%
$423,260
$423.3K
Cap Rate 7%
$302,329
$302.3K
Cap Rate 9%
$235,144
$235.1K
Market Conditions
NOI Build-Up for 1,118 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
$33.0K $29.52/SF
− Vacancy
−$4.8K −$4.28/SF
EGI
$28.2K $25.24/SF
− OpEx
−$7.1K −$6.31/SF
NOI
$21.2K $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%
$423,260
Cap Rate 7%
$302,329
Cap Rate 9%
$235,144
Alternative Uses
Best Use
Office B
$302.3K
$264.5K – $352.7K
NOI $21,163 @ 7.0% cap · market cap 7.56%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.69M
$4.10M – $5.47M
NOI $328,046 @ 7.0% cap · market cap 117.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,103
Businesses Nearby
Explore this area
Business Placement
Demographics for 22030, VA
60,431
Population
21,758
Households
2.8
Avg Household Size
34
Median Age
67%
College-Educated
94%
High-School Grad
19.4 sq mi
ZIP Area
3,115
Density / Sq Mi
$139,885
Median Household Income
$61,628
Median Earnings
$2,242
Median Rent
$700,700
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 - Well-maintained brick office condo with single-story layout and convenient parking for professional services in Fairfax City.
Where is this office units located?
The property is located at 10857 Main Street Fairfax, VA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: ±1,118 SF office condo, unit #202, in a well‑maintained brick office building (built 1985); Single‑story layout with public water and sewer service; Baseboard gas heating
