Second-Floor Medical Office
For Sale
$405,000
13-107 W Federal St, Middleburg, VA 20117
Renovated in 2021, this second-floor corner suite includes a reception area, four offices, and dedicated HVAC.
Property Size1,500 SF
Price / SF$270
Days on Market55
Property Features for 13-107 W Federal St
General Information
Standard status
Active
Size
1,500 SF
Total Parking Spaces
3
Zoning
C-3
Taxes and HOA fees
Annual Taxes
$3,703
Amenities
break room
powder room
separate electric metering
dedicated heating and cooling system
Building Details
Year Renovated
2021
Listing Agency:
Thomas and Talbot Estate Properties, Inc.
(540) 687-6500
Listed By:
Cricket Bedford · License #0225067736
(540) 229-3201
Source:
Exprealty
Added: Jul 15
Changed: Aug 20
Last Checked: Sep 7 at 1:17PM
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 Thomas and Talbot Estate Properties, Inc.
Investment Insights
Based on property information with market context.
This Federal Court office condominium unit offers approximately 1,500 square feet of bright, versatile office space on the second floor. The suite is a corner location with natural light from three directions and is currently configured as a medical office with a large reception area and four separate offices. Non-structural interior walls allow for reconfiguration to accommodate different professional layouts. Renovated in 2021, it features updated flooring, paint, and lighting, along with a break room and powder room. The suite also has separate electric metering and its own dedicated heating and cooling system.
Assigned parking is available with three spaces located directly behind the building. The condominium is within the Town of Middleburg’s C-3 zoning district and is designed for professional office use. Comcast Internet is included, and the quarterly condominium fee of $1,216.40 covers water and sewer service, snow removal, and trash dumpster service. A floor plan is included with the offering.
The property’s second-floor arrangement, multi-office configuration, and interior wall flexibility support a range of professional uses within the professional office design intent.
Assigned parking is available with three spaces located directly behind the building. The condominium is within the Town of Middleburg’s C-3 zoning district and is designed for professional office use. Comcast Internet is included, and the quarterly condominium fee of $1,216.40 covers water and sewer service, snow removal, and trash dumpster service. A floor plan is included with the offering.
The property’s second-floor arrangement, multi-office configuration, and interior wall flexibility support a range of professional uses within the professional office design intent.
Key Highlights
- Approximately 1,500 SF second‑floor corner office condominium with abundant natural light from three directions
- Medical office layout includes a large reception area plus 4 separate offices
- Non‑structural interior walls allow reconfiguration for a variety of professional uses
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
$28,395
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
7.01%
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%
$567,900
$567.9K
Cap Rate 7%
$405,643
$405.6K
Cap Rate 9%
$315,500
$315.5K
Market Conditions
NOI Build-Up for 1,500 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
$44.3K $29.52/SF
− Vacancy
−$6.4K −$4.28/SF
EGI
$37.9K $25.24/SF
− OpEx
−$9.5K −$6.31/SF
NOI
$28.4K $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%
$567,900
Cap Rate 7%
$405,643
Cap Rate 9%
$315,500
Alternative Uses
Best Use
Office B
$405.6K
$354.9K – $473.3K
NOI $28,395 @ 7.0% cap · market cap 7.01%
Second Best
Healthcare Medical
$399.2K
$349.3K – $465.7K
NOI $27,942 @ 7.0% cap · market cap 6.90%
Theoretical Best
Specialty Retail
$470.1K
$411.3K – $548.4K
NOI $32,906 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20117, VA
2,746
Population
1,643
Households
1.7
Avg Household Size
51
Median Age
57%
College-Educated
96%
High-School Grad
48.6 sq mi
ZIP Area
57
Density / Sq Mi
$148,063
Median Household Income
$91,667
Median Earnings
$1,762
Median Rent
$947,700
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?
Medical Office Space - Renovated in 2021, this second-floor corner suite includes a reception area, four offices, and dedicated HVAC.
Where is this medical office space located?
The property is located at 13-107 W Federal St Middleburg, VA.
What is the asking price?
The asking price for this property is $405,000.
What are key features of this property?
This property features: Approximately 1,500 SF second‑floor corner office condominium with abundant natural light from three directions; Medical office layout includes a large reception area plus 4 separate offices; Non‑structural interior walls allow reconfiguration for a variety of professional uses
