Main-Level Office
For Sale
$425,000
1801 ROBERT FULTON Drive, Reston, VA 20191
Commercial Sale, RESTON, VA
Property Size1,997 SF
Price / SF$212.82
Days on Market228
Property Features for 1801 ROBERT FULTON Drive
General Information
Property type
Other
Property subtype
Office
Parking
6
Parking features
Parking Lot
Elementary school district
FAIRFAX COUNTY PUBLIC SCHOOLS
Middle school district
FAIRFAX COUNTY PUBLIC SCHOOLS
High school district
FAIRFAX COUNTY PUBLIC SCHOOLS
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
5828
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
marble-clad lobby
Building Details
Year built
1988
Building materials
Brick, Cement Siding, Combination, Concrete, Glass, Masonry
Listing Agency:
Wellborn Management Co., Inc.
(703) 464-7009
Listed By:
Vincent L Alexander · License #0225076619
(703) 464-7009
Added: Jan 15
Changed: Aug 24
Last Checked: Aug 31 at 12:06AM
MLS# VAFX2286006
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,997-square-foot office suite occupies the main level of a commercial building constructed in 1988. The property features central heating and central air conditioning, with parking provided in a dedicated lot. Brick, concrete, glass, masonry, and cement siding are among the building materials.
The suite is situated between Hunter Mill Road and Wiehle Avenue in Reston. A marble-finished lobby serves the building, while the surrounding setting includes natural wooded elements. The combination of a main-level position, dedicated parking, and established building improvements provides a straightforward office configuration for professional use.
The suite is situated between Hunter Mill Road and Wiehle Avenue in Reston. A marble-finished lobby serves the building, while the surrounding setting includes natural wooded elements. The combination of a main-level position, dedicated parking, and established building improvements provides a straightforward office configuration for professional use.
Key Highlights
- 1,997 SF main‑level office suite
- Central heating and central air conditioning
- Parking lot included with the property
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
$37,803
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
8.89%
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%
$756,060
$756.1K
Cap Rate 7%
$540,043
$540.0K
Cap Rate 9%
$420,033
$420.0K
Market Conditions
NOI Build-Up for 1,997 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
$59.0K $29.52/SF
− Vacancy
−$8.5K −$4.28/SF
EGI
$50.4K $25.24/SF
− OpEx
−$12.6K −$6.31/SF
NOI
$37.8K $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%
$756,060
Cap Rate 7%
$540,043
Cap Rate 9%
$420,033
Alternative Uses
Best Use
Office B
$540.0K
$472.5K – $630.1K
NOI $37,803 @ 7.0% cap · market cap 8.89%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$625.8K
$547.6K – $730.2K
NOI $43,809 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,185
Businesses Nearby
Explore this area
Business Placement
Demographics for 20191, VA
29,948
Population
12,744
Households
2.3
Avg Household Size
39
Median Age
66%
College-Educated
93%
High-School Grad
7.8 sq mi
ZIP Area
3,839
Density / Sq Mi
$141,019
Median Household Income
$62,313
Median Earnings
$1,983
Median Rent
$616,700
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?
Office units - Bright professional suite with central heating and cooling, parking-lot access, and a marble-finished building lobby.
Where is this office units located?
The property is located at 1801 ROBERT FULTON Drive Reston, VA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,997 SF main‑level office suite; Central heating and central air conditioning; Parking lot included with the property
