Built-Out Medical Office
For Sale
Contact for pricing
Pending
1451 Belle Haven Rd, Alexandria, VA 22307
Renovated first-floor suite with HOA-covered utilities, common-area maintenance, and dedicated parking.
Property Size3,300 SF
Days on Market507
Property Features for 1451 Belle Haven Rd
General Information
Standard status
Pending
Size
3,300 SF
Total Parking Spaces
30
Property subtype
OFFICE
Additional Details
Floor
First Floor
Road Access
Yes
Office Units
1
Building Details
Year Renovated
2020
Listing Agency:
Tartan Properties Commercial
(703) 836-6555
Listed By:
Fatimah McGarrell
(215) 715-1235
Source:
Moodyscre
Added: May 7, 2025
Changed: Sep 17
Last Checked: Sep 24 at 3:52PM
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 Tartan Properties Commercial
Investment Insights
Based on property information with market context.
This 3,300 SF first-floor medical office condo is fully built out as a pediatrician’s office. The suite received new paint throughout in 2019 and a full renovation in 2020, providing an established medical-office configuration for an owner-user or investor.
Located at 1451 Belle Haven Rd in Alexandria, the property is right off GW Parkway. The condominium association fee includes all utilities and maintenance of common areas. The suite includes up to 30 dedicated parking spaces, supporting staff and patient access.
Located at 1451 Belle Haven Rd in Alexandria, the property is right off GW Parkway. The condominium association fee includes all utilities and maintenance of common areas. The suite includes up to 30 dedicated parking spaces, supporting staff and patient access.
Key Highlights
- 3,300 SF first‑floor medical office condo
- Fully built‑out pediatrician’s office
- Full renovation completed in 2020
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
$51,762
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
6.51%
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%
$1,035,240
$1.0M
Cap Rate 7%
$739,457
$739.5K
Cap Rate 9%
$575,133
$575.1K
Market Conditions
NOI Build-Up for 3,300 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
$92.3K $27.96/SF
− Vacancy
−$6.0K −$1.82/SF
EGI
$86.3K $26.14/SF
− OpEx
−$34.5K −$10.46/SF
NOI
$51.8K $15.69/SF
Area
Alexandria, VA
Vacancy
6.50%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
40.00%
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%
$1,035,240
Cap Rate 7%
$739,457
Cap Rate 9%
$575,133
Alternative Uses
Best Use
Healthcare Medical
$739.5K
$647.0K – $862.7K
NOI $51,762 @ 7.0% cap · market cap 6.51%
Second Best
Office B
$631.2K
$552.3K – $736.4K
NOI $44,185 @ 7.0% cap · market cap 5.56%
Theoretical Best
Specialty Retail
$1.83M
$1.60M – $2.14M
NOI $128,304 @ 7.0% cap · market cap 16.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 22307, VA
10,271
Population
4,742
Households
2.2
Avg Household Size
45
Median Age
70%
College-Educated
96%
High-School Grad
3.1 sq mi
ZIP Area
3,313
Density / Sq Mi
$140,559
Median Household Income
$86,082
Median Earnings
$1,906
Median Rent
$752,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Similar Off Market Nearby
- EmmaVet — 1628A Belle View Blvd, Alexandria, VA 22307
- Veterinary Clinic — Alexandria, VA 22307
- Belle Haven Animal Medical Centre — 1221 Belle Haven Rd, Alexandria, VA 22307
- Theresa Donohue — 1221 belle haven rd, alexandria, va 223071218
Frequently Asked Questions
What type of property is this?
Medical Office Space - Renovated first-floor suite with HOA-covered utilities, common-area maintenance, and dedicated parking.
Where is this medical office space located?
The property is located at 1451 Belle Haven Rd Alexandria, VA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3,300 SF first‑floor medical office condo; Fully built‑out pediatrician’s office; Full renovation completed in 2020
