Second-Floor Hair Salon
For Sale
$800,000
4538 JOHN MARR DRIVE B 13, Annandale, VA 22003
Operating salon business with existing fixtures and equipment conveys in as-is condition.
Property Size1,676 SF
Days on Market29
Property Features for 4538 JOHN MARR DRIVE B 13
General Information
Standard status
Active
Size
1,676 SF
Property subtype
Mixed Use
Additional Details
Floor
2
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$6,884
Building Details
Building Size
1,676 SF
Year Built
1980
Listing Agency:
KW United
(703) 395-8087
Listed By:
Jae Sun Park · License #0225069801
(703) 395-8087
Source:
Barnesrealestatecompany
Added: Aug 2
Changed: Aug 26
Last Checked: Aug 29 at 3:32PM
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 KW United
Investment Insights
Based on property information with market context.
This second-floor commercial condominium includes an operating hair salon business along with the existing salon equipment and fixtures. The improvements are conveyed in as-is condition, providing a defined setup for continued salon use. The property was built in 1980.
Located at 4538 John Marr Drive in Annandale, Virginia, the space offers access to major roads and on-site parking. Water and trash service are included through the condominium association. The offering combines the commercial unit with the existing hair salon operation.
Located at 4538 John Marr Drive in Annandale, Virginia, the space offers access to major roads and on-site parking. Water and trash service are included through the condominium association. The offering combines the commercial unit with the existing hair salon operation.
Key Highlights
- Second‑floor commercial condominium at 4538 John Marr Drive B 13
- Operating hair salon business included with the real estate
- Salon equipment and fixtures convey in as‑is condition
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
$45,967
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
5.75%
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%
$919,340
$919.3K
Cap Rate 7%
$656,671
$656.7K
Cap Rate 9%
$510,744
$510.7K
Market Conditions
NOI Build-Up for 1,676 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
$68.0K $40.56/SF
− Vacancy
−$2.3K −$1.38/SF
EGI
$65.7K $39.18/SF
− OpEx
−$19.7K −$11.75/SF
NOI
$46.0K $27.43/SF
Area
Fairfax County, VA
Vacancy
3.40%
Lease Rate
$40.56 /SF/Yr
Expense Ratio
30.00%
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%
$919,340
Cap Rate 7%
$656,671
Cap Rate 9%
$510,744
Alternative Uses
Best Use
Retail
$656.7K
$574.6K – $766.1K
NOI $45,967 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.03M
$6.15M – $8.20M
NOI $491,776 @ 7.0% cap · market cap 61.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,903
Businesses Nearby
409k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 41%
Dining 30%
Groceries 25%
Apparel 3%
Chick-fil-A
Dining
43,531 visits/mo
0.1 miles
Safeway
Groceries
37,874 visits/mo
0.4 miles
Giant
Groceries
28,758 visits/mo
0.1 miles
Aldi
Groceries
27,979 visits/mo
0.5 miles
Speedway
Shops & Services
23,343 visits/mo
0.2 miles
Demographics for 22003, VA
59,372
Population
19,497
Households
3
Avg Household Size
39
Median Age
51%
College-Educated
87%
High-School Grad
12.6 sq mi
ZIP Area
4,712
Density / Sq Mi
$134,109
Median Household Income
$54,906
Median Earnings
$1,988
Median Rent
$694,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Operating salon business with existing fixtures and equipment conveys in as-is condition.
Where is this spa & wellness property located?
The property is located at 4538 JOHN MARR DRIVE B 13 Annandale, VA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Second‑floor commercial condominium at 4538 John Marr Drive B 13; Operating hair salon business included with the real estate; Salon equipment and fixtures convey in as‑is condition
