Office Suite with River
For Sale
$450,000
567 Harbor Side St, Woodbridge, VA 22191
Professional office suite near VRE with existing lease.
Property Size1,250 SF
Price / SF$360
Days on Market141
Property Features for 567 Harbor Side St
General Information
Standard status
Active
Size
1,250 SF
Building Details
Year Built
2014
Listing Agency:
Norman Realty, Inc.
Listed By:
John E Walvius · License #0225049864
(703) 368-2186
Source:
Kandorre
Added: Apr 24
Changed: Aug 23
Last Checked: Sep 10 at 12:12AM
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 Norman Realty, Inc.
Investment Insights
Based on property information with market context.
This commercial property features three offices, a large conference room that can be divided into an additional office and smaller conference room or work area, a reception/waiting area, and a kitchenette. It also includes a restroom with a separate changing area and shower. The suite is equipped with a sprinkler system and is handicapped accessible. The property features 10' high ceilings and upgraded finishes. There are two entry doors. The suite offers views of the Occoquan River from the front door. The VRE train station is located nearby, and there is quick access to Route 1, close to the Fairfax County Line. The unit is subject to an existing lease through December 31, 2027. The bike score is 29, indicating it is somewhat bikeable, and the walk score is 16, indicating car dependence.
Key Highlights
- Existing lease in place through December 31, 2027, providing immediate rental income.
- Versatile layout with 3 offices, large conference room (divisible), reception area, kitchenette, and restroom with changing area and shower.
- Convenient location near the VRE train station and Route 1, close to the Fairfax County Line.
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
$22,043
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
4.90%
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%
$440,860
$440.9K
Cap Rate 7%
$314,900
$314.9K
Cap Rate 9%
$244,922
$244.9K
Market Conditions
NOI Build-Up for 1,250 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
$30.3K $24.24/SF
− Vacancy
−$909 −$0.73/SF
EGI
$29.4K $23.51/SF
− OpEx
−$7.3K −$5.88/SF
NOI
$22.0K $17.63/SF
Area
Prince William County, VA
Vacancy
3.00%
Lease Rate
$24.24 /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%
$440,860
Cap Rate 7%
$314,900
Cap Rate 9%
$244,922
Alternative Uses
Best Use
Office B
$314.9K
$275.5K – $367.4K
NOI $22,043 @ 7.0% cap · market cap 4.90%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$367.1K
$321.2K – $428.3K
NOI $25,697 @ 7.0% cap · market cap 5.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Explore this area
Business Placement
Demographics for 22191, VA
74,189
Population
26,127
Households
2.8
Avg Household Size
34
Median Age
39%
College-Educated
87%
High-School Grad
15.4 sq mi
ZIP Area
4,817
Density / Sq Mi
$107,993
Median Household Income
$49,388
Median Earnings
$2,069
Median Rent
$432,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Professional office suite near VRE with existing lease.
Where is this office units located?
The property is located at 567 Harbor Side St Woodbridge, VA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Existing lease in place through December 31, 2027, providing immediate rental income.; Versatile layout with 3 offices, large conference room (divisible), reception area, kitchenette, and restroom with changing area and shower.; Convenient location near the VRE train station and Route 1, close to the Fairfax County Line.
