Class A Office
New
For Sale
$2,750,000
11490 COMMERCE PARK DR #340A 340A, Reston, VA 20191
Metro-accessible headquarters space with flexible suite configuration, secure entry, and on-site parking.
Property Size12,535 SF
Price / SF$219.39
Days on Market5
Property Features for 11490 COMMERCE PARK DR #340A 340A
General Information
Standard status
Active
Size
12,535 SF
Class
Class A
Total Parking Spaces
10
Elevators
Yes
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Asking Price
$2,750,000
Amenities
private entrances
kitchenettes
conference rooms
open collaborative workstations
24/7 secure access
janitorial services
landscaping
professional on-site management
Listing Agency:
Keller Williams Realty
(703) 817-6499
Listed By:
Anne Nouri · License #0225215559
(703) 817-6499
Source:
Davidyungmann.myrealestateplatform
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 4:19PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This 12,535 SF Class A office condominium at Commerce Executive II combines four merged suites into a flexible headquarters environment. The space can be divided for multi-tenant occupancy and includes five private entrances, three equipped kitchenettes, multiple conference rooms, open work areas, and ten dedicated parking spaces, along with additional visitor parking. Elevator service and 24/7 secure access support daily operations.
The property is a 6-minute walk from the Wiehle-Reston East Metro station on the Silver Line and has frontage on Sunrise Valley Drive with direct access to the Dulles Toll Road. Its Reston location places the office near the Dulles Technology Corridor, Reston Town Center, the Google campus, Reston Hospital, and major defense and technology companies identified in the property information.
The HOA covers utilities, janitorial service, exterior maintenance, landscaping, and professional on-site management. These services, combined with the adaptable suite layout, support both owner occupancy and partial leasing strategies.
The property is a 6-minute walk from the Wiehle-Reston East Metro station on the Silver Line and has frontage on Sunrise Valley Drive with direct access to the Dulles Toll Road. Its Reston location places the office near the Dulles Technology Corridor, Reston Town Center, the Google campus, Reston Hospital, and major defense and technology companies identified in the property information.
The HOA covers utilities, janitorial service, exterior maintenance, landscaping, and professional on-site management. These services, combined with the adaptable suite layout, support both owner occupancy and partial leasing strategies.
Key Highlights
- 12,535 SF Class A office condominium
- Flexible layout created from four merged suites; space can be divided for multi‑tenant occupancy
- Five secure private entrances and three fully equipped kitchenettes
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
$237,284
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
8.63%
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%
$4,745,680
$4.7M
Cap Rate 7%
$3,389,771
$3.4M
Cap Rate 9%
$2,636,489
$2.6M
Market Conditions
NOI Build-Up for 12,535 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
$370.0K $29.52/SF
− Vacancy
−$53.7K −$4.28/SF
EGI
$316.4K $25.24/SF
− OpEx
−$79.1K −$6.31/SF
NOI
$237.3K $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%
$4,745,680
Cap Rate 7%
$3,389,771
Cap Rate 9%
$2,636,489
Alternative Uses
Best Use
Office B
$3.39M
$2.97M – $3.95M
NOI $237,284 @ 7.0% cap · market cap 8.63%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.93M
$3.44M – $4.58M
NOI $274,987 @ 7.0% cap · market cap 10.00%
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
284
Businesses Nearby
Explore this area
Business Placement
Demographics for 20191, VA
29,948
Population
12,744
Households
2.3
Avg Household Size
39
Median Age
66%
College-Educated
93%
High-School Grad
7.8 sq mi
ZIP Area
3,839
Density / Sq Mi
$141,019
Median Household Income
$62,313
Median Earnings
$1,983
Median Rent
$616,700
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 - Metro-accessible headquarters space with flexible suite configuration, secure entry, and on-site parking.
Where is this office units located?
The property is located at 11490 COMMERCE PARK DR #340A 340A Reston, VA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 12,535 SF Class A office condominium; Flexible layout created from four merged suites; space can be divided for multi‑tenant occupancy; Five secure private entrances and three fully equipped kitchenettes
