Reston Hospital Medical
For Sale
$4,500,000
1850 Town Center Parkway, Reston, VA 20190
Medical suite for sale or lease in Reston Hospital.
Property Size9,786 SF
Price / SF$459.84
Days on Market319
Property Features for 1850 Town Center Parkway
General Information
Standard status
Active
Size
9,786 SF
Property subtype
Health Care
Building Details
Building Size
9,786 SF
Listing Agency:
RE/MAX
(703) 598-2753
Listed By:
Paul Mandell · License #0225208379
Source:
Remaxcommercial
Added: Sep 25, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:45AM
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 RE/MAX
Investment Insights
Based on property information with market context.
This medical suite, available for sale or lease, is located in Reston Hospital, adjacent to Reston Town Center in Northern Virginia. The 9,786 square-foot suite features 18 exam rooms, 2 surgical suites, and 11 offices. It also includes 2 triage desks, 8 bathrooms, and 2 laboratories. Additional spaces comprise a consultation room, decontamination room, media center, waiting and reception area, call center, kitchen, IT room, and storage rooms. Furniture, fixtures, and medical equipment are included.
Key Highlights
- Fully equipped medical suite with 18 exam rooms and 2 surgical suites.
- Furniture, fixtures, and medical equipment included.
- Located within Reston Hospital.
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
$185,246
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
4.12%
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%
$3,704,920
$3.7M
Cap Rate 7%
$2,646,371
$2.6M
Cap Rate 9%
$2,058,289
$2.1M
Market Conditions
NOI Build-Up for 9,786 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
$288.9K $29.52/SF
− Vacancy
−$41.9K −$4.28/SF
EGI
$247.0K $25.24/SF
− OpEx
−$61.7K −$6.31/SF
NOI
$185.2K $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%
$3,704,920
Cap Rate 7%
$2,646,371
Cap Rate 9%
$2,058,289
Alternative Uses
Best Use
Office B
$2.65M
$2.32M – $3.09M
NOI $185,246 @ 7.0% cap · market cap 4.12%
Second Best
Healthcare Medical
$2.60M
$2.28M – $3.04M
NOI $182,291 @ 7.0% cap · market cap 4.05%
Theoretical Best
Specialty Retail
$3.07M
$2.68M – $3.58M
NOI $214,680 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,937
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical space - Medical suite for sale or lease in Reston Hospital.
Where is this medical space located?
The property is located at 1850 Town Center Parkway Reston, VA.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Fully equipped medical suite with 18 exam rooms and 2 surgical suites.; Furniture, fixtures, and medical equipment included.; Located within Reston Hospital.
