Two-Bedroom Residential Income
For Sale
$495,000
11800 SUNSET HILLS ROAD Unit 202, Reston, VA 20190
Updated condominium with fountain views, private outdoor space, and access to extensive resident amenities.
Property Size1,081 SF
Price / SF$457.91
Days on Market12
Property Features for 11800 SUNSET HILLS ROAD Unit 202
General Information
Standard status
Active
Size
1,081 SF
Property subtype
Unit/Flat/Apartment
Taxes and HOA fees
Annual Taxes
$5,496
Building Details
Building Size
1,081 SF
Year Built
2005
Listing Agency:
Long & Foster Real Estate, Inc.
Listed By:
Omayma A Abutaleb · License #0225067878
(202) 359-1134
Source:
Kerishull
Added: Aug 24
Changed: Aug 31
Last Checked: Sep 4 at 11:41AM
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 Long & Foster Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 1,081-square-foot condominium at Carlton House includes two bedrooms and two bathrooms, with hardwood flooring in the living and dining areas. The kitchen is finished with granite countertops and stainless steel appliances. A private balcony overlooks fountains, while two garage parking spaces are included. Property updates include fresh paint in 2026, a HVAC system installed in 2018, a water heater from 2021, and bedroom carpeting replaced in 2018.
Carlton House amenities include a front desk concierge, rooftop pool, fitness center, theater room, community room, media room, and business center. The property is within walking distance of Reston Town Center, offering restaurants, shopping, and entertainment, and is near scenic trails. Built in 2005, the residence combines an established condominium setting with updated interior and building features.
Carlton House amenities include a front desk concierge, rooftop pool, fitness center, theater room, community room, media room, and business center. The property is within walking distance of Reston Town Center, offering restaurants, shopping, and entertainment, and is near scenic trails. Built in 2005, the residence combines an established condominium setting with updated interior and building features.
Key Highlights
- 2‑bedroom, 2‑bathroom condominium with 1,081 SF of living area
- Private balcony and living room with fountain views
- Two garage parking spaces included
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
$16,859
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
3.41%
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%
$337,180
$337.2K
Cap Rate 7%
$240,843
$240.8K
Cap Rate 9%
$187,322
$187.3K
Market Conditions
NOI Build-Up for 1,081 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
$32.8K $30.36/SF
− Vacancy
−$2.2K −$2.00/SF
EGI
$30.7K $28.36/SF
− OpEx
−$13.8K −$12.76/SF
NOI
$16.9K $15.60/SF
Area
Loudoun County, VA
Vacancy
6.60%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
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%
$337,180
Cap Rate 7%
$240,843
Cap Rate 9%
$187,322
Alternative Uses
Best Use
Apartment 5plus
$240.8K
$210.7K – $281.0K
NOI $16,859 @ 7.0% cap · market cap 3.41%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$338.8K
$296.4K – $395.2K
NOI $23,714 @ 7.0% cap · market cap 4.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
693
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated condominium with fountain views, private outdoor space, and access to extensive resident amenities.
Where is this residential income property located?
The property is located at 11800 SUNSET HILLS ROAD Unit 202 Reston, VA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2‑bedroom, 2‑bathroom condominium with 1,081 SF of living area; Private balcony and living room with fountain views; Two garage parking spaces included
