Three-Level Office
For Sale
$697,000
11250 Roger Bacon Drive, Reston, VA 20190
Three-level office condo with privacy-focused offices and a balcony overlooking a courtyard.
Property Size2,788 SF
Price / SF$250
Days on Market394
Property Features for 11250 Roger Bacon Drive
General Information
Standard status
Active
Size
2,788 SF
Property subtype
Office
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,826
Amenities
Central Air
3
Carpet
Flat
550
Parking.
Lot, Off Site, Unassigned.
Sliding Glass Door, Insulated Doors. Business Park.
Building Details
Year Built
1968
Stories
3
Listing Agency:
Doorstep Property Management, LLC
(703) 860-1500
Listed By:
David Sande
(703) 860-1500
Source:
Xome
Added: Aug 3, 2025
Changed: Aug 28
Last Checked: Aug 30 at 2:25PM
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 Doorstep Property Management, LLC
Investment Insights
Based on property information with market context.
This three-level office condo is configured with multiple offices designed for privacy and includes a balcony overlooking a courtyard. The building is described as nearly 3,000 square feet and includes a layout that can support renting individual offices or entire floors.
The property is identified as being near the Metro stop at Reston-Wiehle and offers easy access to major regional roadways, including Dulles Access Road, Dulles Toll Road, Route 7, and Fairfax County Parkway. The surrounding area is described as having nearby restaurants, services, housing, and shopping.
As a condo unit within an office building, it is positioned for buyers seeking an office setup that accommodates flexible tenancy based on individual offices or full-floor occupation.
The property is identified as being near the Metro stop at Reston-Wiehle and offers easy access to major regional roadways, including Dulles Access Road, Dulles Toll Road, Route 7, and Fairfax County Parkway. The surrounding area is described as having nearby restaurants, services, housing, and shopping.
As a condo unit within an office building, it is positioned for buyers seeking an office setup that accommodates flexible tenancy based on individual offices or full-floor occupation.
Key Highlights
- Three‑level office condo with almost 3,000 sqft and a balcony overlooking a courtyard
- Privacy‑focused office layout with multiple offices and room to rent individual offices or entire floors
- Central air cooling and carpet flooring
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
$52,776
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
7.57%
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%
$1,055,520
$1.1M
Cap Rate 7%
$753,943
$753.9K
Cap Rate 9%
$586,400
$586.4K
Market Conditions
NOI Build-Up for 2,788 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
$82.3K $29.52/SF
− Vacancy
−$11.9K −$4.28/SF
EGI
$70.4K $25.24/SF
− OpEx
−$17.6K −$6.31/SF
NOI
$52.8K $18.93/SF
Area
Loudoun 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%
$1,055,520
Cap Rate 7%
$753,943
Cap Rate 9%
$586,400
Alternative Uses
Best Use
Office B
$753.9K
$659.7K – $879.6K
NOI $52,776 @ 7.0% cap · market cap 7.57%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$873.7K
$764.5K – $1.02M
NOI $61,162 @ 7.0% cap · market cap 8.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,118
Businesses Nearby
Explore this area
Business Placement
Demographics for 20190, VA
20,957
Population
12,180
Households
1.7
Avg Household Size
40
Median Age
72%
College-Educated
96%
High-School Grad
4.4 sq mi
ZIP Area
4,763
Density / Sq Mi
$126,928
Median Household Income
$83,750
Median Earnings
$2,241
Median Rent
$568,500
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 - Three-level office condo with privacy-focused offices and a balcony overlooking a courtyard.
Where is this office units located?
The property is located at 11250 Roger Bacon Drive Reston, VA.
What is the asking price?
The asking price for this property is $697,000.
What are key features of this property?
This property features: Three‑level office condo with almost 3,000 sqft and a balcony overlooking a courtyard; Privacy‑focused office layout with multiple offices and room to rent individual offices or entire floors; Central air cooling and carpet flooring
