Medical Office
New
For Sale
$2,100,000
1830 TOWN CENTER DR #205 205, Reston, VA 20190
Second-floor medical suite configured for pediatric care with multiple exam rooms and dedicated clinical support areas.
Property Size6,024 SF
Price / SF$348.61
Days on Market5
Property Features for 1830 TOWN CENTER DR #205 205
General Information
Standard status
Active
Size
6,024 SF
Additional Details
Floor
2
Office Units
1
Amenities
covered patient drop-off
Building Details
Parking Ratio
5.73 per 1,000 SF
Listing Agency:
Transwestern Real Estate Services
(703) 389-1062
Listed By:
James Cardellicchio
(703) 389-1062
Source:
Imanirealtors
Added: Aug 26
Changed: Aug 30
Last Checked: Aug 30 at 5:26AM
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 Transwestern Real Estate Services
Investment Insights
Based on property information with market context.
Suite 205 is a 6,024-square-foot medical condominium occupying half of the second floor at Reston Hospital Center. The existing layout includes 18 exam rooms, two waiting rooms, seven offices, one lab, and four restrooms within the suite. The current configuration serves a pediatrics practice and faces the hospital campus.
The property is located at 1830 Town Center Drive in Reston, Virginia, with direct access to Reston Hospital Center and proximity to Reston Town Center. A covered patient drop-off area supports arrivals, while 573 lined parking spaces are available on site. Complementary medical practices are also located on the campus.
The property is located at 1830 Town Center Drive in Reston, Virginia, with direct access to Reston Hospital Center and proximity to Reston Town Center. A covered patient drop-off area supports arrivals, while 573 lined parking spaces are available on site. Complementary medical practices are also located on the campus.
Key Highlights
- 6,024 SF medical condominium in Suite 205
- 18 exam rooms, 2 waiting rooms, 7 offices, and 1 lab
- Four restrooms located within the suite
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
$114,033
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
5.43%
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%
$2,280,660
$2.3M
Cap Rate 7%
$1,629,043
$1.6M
Cap Rate 9%
$1,267,033
$1.3M
Market Conditions
NOI Build-Up for 6,024 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
$177.8K $29.52/SF
− Vacancy
−$25.8K −$4.28/SF
EGI
$152.0K $25.24/SF
− OpEx
−$38.0K −$6.31/SF
NOI
$114.0K $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%
$2,280,660
Cap Rate 7%
$1,629,043
Cap Rate 9%
$1,267,033
Alternative Uses
Best Use
Office B
$1.63M
$1.43M – $1.90M
NOI $114,033 @ 7.0% cap · market cap 5.43%
Second Best
Healthcare Medical
$1.60M
$1.40M – $1.87M
NOI $112,213 @ 7.0% cap · market cap 5.34%
Theoretical Best
Specialty Retail
$1.89M
$1.65M – $2.20M
NOI $132,152 @ 7.0% cap · market cap 6.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
693
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Second-floor medical suite configured for pediatric care with multiple exam rooms and dedicated clinical support areas.
Where is this medical office space located?
The property is located at 1830 TOWN CENTER DR #205 205 Reston, VA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 6,024 SF medical condominium in Suite 205; 18 exam rooms, 2 waiting rooms, 7 offices, and 1 lab; Four restrooms located within the suite
