Medical Office with Exam
For Sale
$700,000
204 E FEDERAL Street, Middleburg, VA 20117
Commercial Sale, MIDDLEBURG, VA
Property Size1,500 SF
Price / SF$466.67
Days on Market56
Property Features for 204 E FEDERAL Street
General Information
Property type
Other
Property subtype
Office
Parking
3
Parking features
Parking Lot
Elementary school district
LOUDOUN COUNTY PUBLIC SCHOOLS
Middle school district
LOUDOUN COUNTY PUBLIC SCHOOLS
High school district
LOUDOUN COUNTY PUBLIC SCHOOLS
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
5448
Utilities
Heating system
Electric (Heating), Heat Pump (Heating)
Cooling system
Central Air
Building Details
Year built
1991
Building materials
Brick
Listing Agency:
Sheridan-MacMahon Ltd.
(540) 687-5588
Listed By:
Paul E. MacMahon · License #0225030483
(703) 609-1905
Added: Jun 29
Changed: Aug 19
Last Checked: Aug 23 at 5:06PM
MLS# VALO2129896
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 approximately 1,500-square-foot medical office property in a brick building constructed in 1991 is arranged for patient-facing operations. The interior includes four exam rooms, a reception area, waiting room, two private offices, three half baths, and a dedicated file and storage room. Central air, electric heating, and a heat pump support the building’s mechanical systems.
The property is located at 204 E Federal Street in Middleburg, Virginia, with a paved parking lot and ramp access at the building. C-1 zoning supports professional, office, and commercial applications. Its existing configuration provides a defined reception and examination layout while retaining private administrative and storage areas.
The property is located at 204 E Federal Street in Middleburg, Virginia, with a paved parking lot and ramp access at the building. C-1 zoning supports professional, office, and commercial applications. Its existing configuration provides a defined reception and examination layout while retaining private administrative and storage areas.
Key Highlights
- Approximately 1,500 square feet in a medical office configuration
- Four exam rooms, reception area, and waiting room
- Two private offices, three half baths, and file/storage room
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
497
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - C-1-zoned space includes ramp access, paved parking, and a layout suited to clinical or professional office operations.
Where is this medical office space located?
The property is located at 204 E FEDERAL Street 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 square feet in a medical office configuration; Four exam rooms, reception area, and waiting room; Two private offices, three half baths, and file/storage room
