Medical Office with Exam
For Sale
$700,000
204 E Federal St #b, Middleburg, VA 20117
Well-configured office layout with four exam rooms, reception, offices, and half baths, served by paved parking and ramp access.
Property Size1,500 SF
Price / SF$466.67
Days on Market57
Property Features for 204 E Federal St #b
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Commercial
Zoning
C-1
Taxes and HOA fees
Annual Taxes
$5,448
Amenities
Downtown
Building Details
Year Built
1991
Listing Agency:
SHERIDAN-MACMAHON LTD.
(540) 687-5588
Listed By:
PAUL E. MACMAHON · License #0225030483
Source:
Corcoran
Added: Jun 28
Changed: Aug 21
Last Checked: Aug 23 at 5:52AM
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 SHERIDAN-MACMAHON LTD.
Investment Insights
Based on property information with market context.
This well-maintained professional space is designed for healthcare and service-oriented use, with an efficient interior layout that supports day-to-day patient and client flow. The space includes four exam rooms, a welcoming reception area and waiting room, two private offices, three half baths, and a dedicated file/storage room for records and supplies. Ramp access is provided to support accessibility for clients and staff.
The property is located in the Town of Middleburg at 204 E Federal St #B. A paved parking lot supports convenient arrival for visitors, and the property is zoned C-1, offering flexibility for professional and commercial applications. Property showings are available by appointment Monday through Friday after 4:00 PM and on weekends.
For medical practices, doctors’ offices, clinics, and wellness operators, the existing exam-room configuration can reduce initial buildout needs and help streamline scheduling and intake. The combination of reception, private offices, multiple half baths, and storage also suits professional service teams that need both client-facing and back-office space within a single suite. For buyers evaluating a versatile C-1 office use, the current plan provides a practical foundation for a range of professional tenants.
The property is located in the Town of Middleburg at 204 E Federal St #B. A paved parking lot supports convenient arrival for visitors, and the property is zoned C-1, offering flexibility for professional and commercial applications. Property showings are available by appointment Monday through Friday after 4:00 PM and on weekends.
For medical practices, doctors’ offices, clinics, and wellness operators, the existing exam-room configuration can reduce initial buildout needs and help streamline scheduling and intake. The combination of reception, private offices, multiple half baths, and storage also suits professional service teams that need both client-facing and back-office space within a single suite. For buyers evaluating a versatile C-1 office use, the current plan provides a practical foundation for a range of professional tenants.
Key Highlights
- Approximately 1,500 SF commercial space built in 1991 with an efficient, functional floor plan available in the documents section
- Interior layout includes four exam rooms, reception and waiting room, two private offices, and a dedicated file/storage room
- Includes three half baths to support a medical, clinic, or professional office setup
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
$28,395
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
4.06%
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%
$567,900
$567.9K
Cap Rate 7%
$405,643
$405.6K
Cap Rate 9%
$315,500
$315.5K
Market Conditions
NOI Build-Up for 1,500 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
$44.3K $29.52/SF
− Vacancy
−$6.4K −$4.28/SF
EGI
$37.9K $25.24/SF
− OpEx
−$9.5K −$6.31/SF
NOI
$28.4K $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%
$567,900
Cap Rate 7%
$405,643
Cap Rate 9%
$315,500
Alternative Uses
Best Use
Office B
$405.6K
$354.9K – $473.3K
NOI $28,395 @ 7.0% cap · market cap 4.06%
Second Best
Healthcare Medical
$399.2K
$349.3K – $465.7K
NOI $27,942 @ 7.0% cap · market cap 3.99%
Theoretical Best
Specialty Retail
$470.1K
$411.3K – $548.4K
NOI $32,906 @ 7.0% cap · market cap 4.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20117, VA
2,746
Population
1,643
Households
1.7
Avg Household Size
51
Median Age
57%
College-Educated
96%
High-School Grad
48.6 sq mi
ZIP Area
57
Density / Sq Mi
$148,063
Median Household Income
$91,667
Median Earnings
$1,762
Median Rent
$947,700
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?
Medical Office Space - Well-configured office layout with four exam rooms, reception, offices, and half baths, served by paved parking and ramp access.
Where is this medical office space located?
The property is located at 204 E Federal St #b Middleburg, VA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Approximately 1,500 SF commercial space built in 1991 with an efficient, functional floor plan available in the documents section; Interior layout includes four exam rooms, reception and waiting room, two private offices, and a dedicated file/storage room; Includes three half baths to support a medical, clinic, or professional office setup
