Adaptable Two-Story Building For
For Sale
$2,400,000
4800 31ST STREET S, Arlington, VA 22206
Two-story building suitable for various uses with separate access.
Property Size5,016 SF
Price / SF$478.47
Days on Market496
Property Features for 4800 31ST STREET S
General Information
Standard status
Active
Size
5,016 SF
Property subtype
Special Purpose
Building Details
Building Size
5,016 SF
Year Built
1943
Listing Agency:
Long & Foster Real Estate, Inc.
(703) 608-3106
Listed By:
Konjit Arega · License #0225161693
(703) 608-3106
Source:
Kerishull
Added: Apr 22, 2025
Changed: Aug 28
Last Checked: Aug 29 at 3:51PM
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 two-story building is suitable for a variety of uses, including a church, daycare center, or medical office. Each floor has separate access, making it suitable for dual-purpose occupancy or multiple tenants. The property is being sold AS-IS, presenting an opportunity for renovation or redevelopment. The layout allows for redesign or rebuild to meet specific needs. There is currently no sprinkler system installed.
Key Highlights
- Highly desirable location suitable for various uses (church, daycare, medical office, etc.).
- Two‑story building with separate access to each floor, ideal for dual occupancy or multiple tenants.
- Great opportunity for renovation or redevelopment to suit specific needs.
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
$75,165
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
3.13%
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%
$1,503,300
$1.5M
Cap Rate 7%
$1,073,786
$1.1M
Cap Rate 9%
$835,167
$835.2K
Market Conditions
NOI Build-Up for 5,016 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
$135.4K $27.00/SF
− Vacancy
−$10.2K −$2.03/SF
EGI
$125.3K $24.98/SF
− OpEx
−$50.1K −$9.99/SF
NOI
$75.2K $14.99/SF
Area
Arlington, VA
Vacancy
7.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,503,300
Cap Rate 7%
$1,073,786
Cap Rate 9%
$835,167
Alternative Uses
Best Use
Healthcare Medical
$1.07M
$939.6K – $1.25M
NOI $75,165 @ 7.0% cap · market cap 3.13%
Second Best
Office B
$961.9K
$841.6K – $1.12M
NOI $67,330 @ 7.0% cap · market cap 2.81%
Theoretical Best
Specialty Retail
$2.79M
$2.44M – $3.25M
NOI $195,022 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,251
Businesses Nearby
Explore this area
Business Placement
Demographics for 22206, VA
21,645
Population
11,851
Households
1.8
Avg Household Size
35
Median Age
76%
College-Educated
96%
High-School Grad
2.1 sq mi
ZIP Area
10,307
Density / Sq Mi
$136,472
Median Household Income
$92,948
Median Earnings
$2,332
Median Rent
$569,700
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?
Church & religious facility - Two-story building suitable for various uses with separate access.
Where is this church & religious facility located?
The property is located at 4800 31ST STREET S Arlington, VA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Highly desirable location suitable for various uses (church, daycare, medical office, etc.).; Two‑story building with separate access to each floor, ideal for dual occupancy or multiple tenants.; Great opportunity for renovation or redevelopment to suit specific needs.
