Two-Level Office Condo
For Sale
$760,000
5136 Leesburg Pike Ste 7, Alexandria, VA 22302
Fully leased two-level office condo with private offices, open workspaces, reception, and kitchenette and storage on both floors.
Property Size1,920 SF
Days on Market77
Property Features for 5136 Leesburg Pike Ste 7
General Information
Standard status
Active
Size
1,920 SF
Class
B
Property subtype
Office
Occupancy
100%
Net Operating Income
$34,513
Site & Location
Traffic Count
35,000 vehicles/day
Highway Access
Yes
Additional Details
Opportunity Zone
Yes
Building Details
Building Size
1,920 SF
Year Built
1980
Stories
2
Tenancy
Multi
Listing Agency:
Weber Rector Commercial Real Estate Services, Inc.
(703) 298-8187
Listed By:
Carmela Patrick, CCIM · License #VA #0225206723
(703) 298-8187
Source:
Weberrector
Added: Jun 16
Changed: Aug 26
Last Checked: Aug 30 at 4:21PM
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 Weber Rector Commercial Real Estate Services, Inc.
Investment Insights
Based on property information with market context.
This fully leased office condo investment offers an entire two-level building configured across the first and second floors. The space includes private offices, open work areas, reception areas, storage, restrooms, and kitchenette areas, supporting a functional day-to-day professional office layout. The property is well maintained and currently occupied by two tenants with lease terms extending through 11/30/2027 and 1/31/2029, providing approximately $34,513.96 in current NOI.
The building is located in the Skyline Court professional plaza on Rt. 7/Leesburg Pike with 35,000 VPD. It is also positioned less than 1 mile from I-395 and near other major thoroughfares including Rt. 50, I-66, and I-495. The property sits within a designated Opportunity Zone.
The building is located in the Skyline Court professional plaza on Rt. 7/Leesburg Pike with 35,000 VPD. It is also positioned less than 1 mile from I-395 and near other major thoroughfares including Rt. 50, I-66, and I-495. The property sits within a designated Opportunity Zone.
Key Highlights
- Two‑level office condo investment, fully leased and currently occupied by two tenants
- Tenant leases extend through 11/30/2027 and 1/31/2029, supporting stable in‑place income
- Current NOI is approximately $34,513.96
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
$25,707
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
3.38%
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%
$514,140
$514.1K
Cap Rate 7%
$367,243
$367.2K
Cap Rate 9%
$285,633
$285.6K
Market Conditions
NOI Build-Up for 1,920 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
$40.1K $20.88/SF
− Vacancy
−$5.8K −$3.03/SF
EGI
$34.3K $17.85/SF
− OpEx
−$8.6K −$4.46/SF
NOI
$25.7K $13.39/SF
Area
Alexandria, VA
Vacancy
14.50%
Lease Rate
$20.88 /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%
$514,140
Cap Rate 7%
$367,243
Cap Rate 9%
$285,633
Alternative Uses
Best Use
Office B
$367.2K
$321.3K – $428.5K
NOI $25,707 @ 7.0% cap · market cap 3.38%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.07M
$933.1K – $1.24M
NOI $74,650 @ 7.0% cap · market cap 9.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
35,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,019
Businesses Nearby
Explore this area
Business Placement
Demographics for 22302, VA
17,972
Population
9,660
Households
1.9
Avg Household Size
38
Median Age
70%
College-Educated
93%
High-School Grad
2.3 sq mi
ZIP Area
7,814
Density / Sq Mi
$127,037
Median Household Income
$83,782
Median Earnings
$2,039
Median Rent
$630,600
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 - Fully leased two-level office condo with private offices, open workspaces, reception, and kitchenette and storage on both floors.
Where is this office building located?
The property is located at 5136 Leesburg Pike Ste 7 Alexandria, VA.
What is the asking price?
The asking price for this property is $760,000.
What are key features of this property?
This property features: Two‑level office condo investment, fully leased and currently occupied by two tenants; Tenant leases extend through 11/30/2027 and 1/31/2029, supporting stable in‑place income; Current NOI is approximately $34,513.96
