Ground-Floor Residential Income
New
For Sale
$545,000
1669 BANDIT LOOP Unit 103A, Reston, VA 20190
Two-bedroom condo with an open layout, private primary suite, and direct access to outdoor amenities.
Property Size1,247 SF
Price / SF$437.05
Days on Market3
Property Features for 1669 BANDIT LOOP Unit 103A
General Information
Standard status
Active
Size
1,247 SF
Property subtype
Unit/Flat/Apartment
Taxes and HOA fees
Annual Taxes
$6,128
Building Details
Building Size
1,247 SF
Year Built
2022
Listing Agency:
Pearson Smith Realty, LLC
Listed By:
Lisa T Smith · License #0225200852
(703) 987-0056
Source:
Kerishull
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 10:09PM
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 Pearson Smith Realty, LLC
Investment Insights
Based on property information with market context.
This ground-floor condo in the Flats at Tall Oaks was built in 2022 and offers 1,247 square feet of living area. The open layout connects the kitchen, dining area, and living room, with luxury plank flooring across the main spaces. The kitchen includes a quartz island, stainless steel appliances, extensive cabinetry, and a tile backsplash. The primary suite has an en-suite bath with a walk-in shower, double-sink vanity, upgraded tile, and a large walk-in closet. A second bedroom and full bathroom with a tub/shower combination complete the interior.
The property includes one assigned secure underground parking space in the attached garage, along with dedicated bicycle storage. The community pool is across from the building, and Wiehle-Reston East Metro Station is nearby. Residents also have access to Reston Association amenities, including pools, tennis and pickleball courts, trails, events, and green spaces. The W&OD Trail is located just blocks away, with shopping, dining, commuter routes, and daily conveniences nearby.
The property includes one assigned secure underground parking space in the attached garage, along with dedicated bicycle storage. The community pool is across from the building, and Wiehle-Reston East Metro Station is nearby. Residents also have access to Reston Association amenities, including pools, tennis and pickleball courts, trails, events, and green spaces. The W&OD Trail is located just blocks away, with shopping, dining, commuter routes, and daily conveniences nearby.
Key Highlights
- Ground‑floor condo with 1,247 SF of living area
- Built in 2022 in the Flats at Tall Oaks community
- Open‑concept kitchen, dining, and living areas
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
$19,448
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
3.57%
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%
$388,960
$389.0K
Cap Rate 7%
$277,829
$277.8K
Cap Rate 9%
$216,089
$216.1K
Market Conditions
NOI Build-Up for 1,247 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
$37.9K $30.36/SF
− Vacancy
−$2.5K −$2.00/SF
EGI
$35.4K $28.36/SF
− OpEx
−$15.9K −$12.76/SF
NOI
$19.4K $15.60/SF
Area
Loudoun County, VA
Vacancy
6.60%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
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%
$388,960
Cap Rate 7%
$277,829
Cap Rate 9%
$216,089
Alternative Uses
Best Use
Apartment 5plus
$277.8K
$243.1K – $324.1K
NOI $19,448 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$390.8K
$342.0K – $455.9K
NOI $27,356 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
693
Businesses Nearby
Explore this area
Business Placement
Demographics for 20190, VA
20,957
Population
12,180
Households
1.7
Avg Household Size
40
Median Age
72%
College-Educated
96%
High-School Grad
4.4 sq mi
ZIP Area
4,763
Density / Sq Mi
$126,928
Median Household Income
$83,750
Median Earnings
$2,241
Median Rent
$568,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom condo with an open layout, private primary suite, and direct access to outdoor amenities.
Where is this residential income property located?
The property is located at 1669 BANDIT LOOP Unit 103A Reston, VA.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Ground‑floor condo with 1,247 SF of living area; Built in 2022 in the Flats at Tall Oaks community; Open‑concept kitchen, dining, and living areas
