Two-Suite Office
For Sale
$475,000
1801 ROBERT FULTON DRIVE #230, Reston, VA 20191
Main-floor commercial space combines private offices, reception, kitchen, and window-lined work areas.
Property Size1,553 SF
Price / SF$305.86
Days on Market10
Property Features for 1801 ROBERT FULTON DRIVE #230
General Information
Standard status
Active
Size
1,553 SF
Class
Class A
Property subtype
Commercial
Additional Details
Floor
Main Floor
Gross Income
$27,600
Office Units
2
Building Details
Year Built
1988
Listing Agency:
Coldwell Banker Realty
(571) 271-6604
Listed By:
Deniz Senyurt · License #677741
(571) 271-6604
Source:
Cummingsrealtors
Added: Aug 13
Changed: Aug 21
Last Checked: Aug 21 at 9:28AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This 1,553-square-foot office condominium occupies the main floor at 1801 Robert Fulton Drive in Reston. The layout includes six individual offices, three with windows, along with a reception area and kitchen. The property is configured as two suites, providing a combination of occupied and available office space. It was built in 1988.
One suite is leased to a behavioral health provider through August 2028, while the second suite is vacant. Electric, water, and common amenities are covered through the condo fees. The property is located at 1801 Robert Fulton Drive #230, Reston, VA 20191, and the projected stabilized cap rate is 6.52%.
One suite is leased to a behavioral health provider through August 2028, while the second suite is vacant. Electric, water, and common amenities are covered through the condo fees. The property is located at 1801 Robert Fulton Drive #230, Reston, VA 20191, and the projected stabilized cap rate is 6.52%.
Key Highlights
- 1,553‑square‑foot office condominium on the main floor
- Two‑suite configuration with six individual offices
- Three offices feature window lines; reception area and kitchen included
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
$29,398
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
6.19%
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%
$587,960
$588.0K
Cap Rate 7%
$419,971
$420.0K
Cap Rate 9%
$326,644
$326.6K
Market Conditions
NOI Build-Up for 1,553 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
$45.8K $29.52/SF
− Vacancy
−$6.6K −$4.28/SF
EGI
$39.2K $25.24/SF
− OpEx
−$9.8K −$6.31/SF
NOI
$29.4K $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%
$587,960
Cap Rate 7%
$419,971
Cap Rate 9%
$326,644
Alternative Uses
Best Use
Office B
$420.0K
$367.5K – $490.0K
NOI $29,398 @ 7.0% cap · market cap 6.19%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$486.7K
$425.9K – $567.8K
NOI $34,069 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
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 - Main-floor commercial space combines private offices, reception, kitchen, and window-lined work areas.
Where is this office units located?
The property is located at 1801 ROBERT FULTON DRIVE #230 Reston, VA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1,553‑square‑foot office condominium on the main floor; Two‑suite configuration with six individual offices; Three offices feature window lines; reception area and kitchen included
