Office Suite for
For Sale
$1,235,000
11868 Sunrise Valley Dr Unit 201, Reston, VA 20191
For-sale office suite in Reston, VA, offered as Unit 201 within a commercial office property.
Property Size5,790 SF
Price / SF$213.30
Days on Market41
Property Features for 11868 Sunrise Valley Dr Unit 201
General Information
Standard status
Active
Size
5,790 SF
Building Details
Year Built
1980
Listing Agency:
Wellborn Management Co., Inc.
(703) 464-7009
Listed By:
Vincent L Alexander · License #0225076619
Source:
Kandorre
Added: Jul 22
Changed: Aug 28
Last Checked: Aug 30 at 8:07PM
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 Wellborn Management Co., Inc.
Investment Insights
Based on property information with market context.
This for-sale office suite is offered as Unit 201 within a commercial office property at 11868 Sunrise Valley Dr in Reston, VA. The offering is categorized as office space, supporting a range of professional uses appropriate for a dedicated office tenancy within a larger building.
The property is presented as a commercial real estate listing in Reston, with an asking price of $1,235,000. Additional details regarding unit layout, finishes, and building amenities are not provided in the available information, so interested parties should request the full offering materials for specifications relevant to their use.
Based on the information provided, this is a straightforward office-suite sale designed for buyers seeking an established office unit in Reston.
The property is presented as a commercial real estate listing in Reston, with an asking price of $1,235,000. Additional details regarding unit layout, finishes, and building amenities are not provided in the available information, so interested parties should request the full offering materials for specifications relevant to their use.
Based on the information provided, this is a straightforward office-suite sale designed for buyers seeking an established office unit in Reston.
Key Highlights
- For‑sale office suite in Reston, VA
- Offered as Unit 201 within a commercial office property
- Year built: 1980
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
$109,603
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
8.87%
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%
$2,192,060
$2.2M
Cap Rate 7%
$1,565,757
$1.6M
Cap Rate 9%
$1,217,811
$1.2M
Market Conditions
NOI Build-Up for 5,790 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
$170.9K $29.52/SF
− Vacancy
−$24.8K −$4.28/SF
EGI
$146.1K $25.24/SF
− OpEx
−$36.5K −$6.31/SF
NOI
$109.6K $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%
$2,192,060
Cap Rate 7%
$1,565,757
Cap Rate 9%
$1,217,811
Alternative Uses
Best Use
Office B
$1.57M
$1.37M – $1.83M
NOI $109,603 @ 7.0% cap · market cap 8.87%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.81M
$1.59M – $2.12M
NOI $127,018 @ 7.0% cap · market cap 10.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,689
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
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Frequently Asked Questions
What type of property is this?
Office building - For-sale office suite in Reston, VA, offered as Unit 201 within a commercial office property.
Where is this office building located?
The property is located at 11868 Sunrise Valley Dr Unit 201 Reston, VA.
What is the asking price?
The asking price for this property is $1,235,000.
What are key features of this property?
This property features: For‑sale office suite in Reston, VA; Offered as Unit 201 within a commercial office property; Year built: 1980
