New Residential Income
For Sale
$671,970
21116 SOUTHBANK STREET, Potomac Falls, VA 20165
Contemporary condominium residence with flexible living areas, private office space, and a covered outdoor balcony.
Property Size2,365 SF
Price / SF$292.16
Days on Market9
Property Features for 21116 SOUTHBANK STREET
General Information
Standard status
Active
Size
2,365 SF
Property subtype
Unit/Flat/Apartment
Additional Details
Multifamily Units
1
Building Details
Building Size
2,365 SF
Year Built
2026
Listing Agency:
SM Brokerage, LLC
Listed By:
Danielle Dawn Wallace · License #0225237494
(571) 999-7039
Source:
Barnesrealestatecompany
Added: Sep 3
Changed: Sep 10
Last Checked: Sep 10 at 3:11PM
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 SM Brokerage, LLC
Investment Insights
Based on property information with market context.
This residential income property is a newly constructed condominium residence completed in 2026, offering more than 2,300 square feet of living space. The layout includes an open kitchen, dining, and living area; a private office; three bedrooms; an upstairs laundry room; and an owner's suite with a walk-in closet and private bath. A covered balcony adds outdoor living space, while the configuration combines condominium convenience with the scale of a townhome-style home.
Key Highlights
- New construction completed in 2026
- More than 2,300 square feet of living space
- Three‑bedroom layout with upstairs laundry
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
$35,871
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
5.34%
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%
$717,420
$717.4K
Cap Rate 7%
$512,443
$512.4K
Cap Rate 9%
$398,567
$398.6K
Market Conditions
NOI Build-Up for 2,300 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
$69.8K $30.36/SF
− Vacancy
−$4.6K −$2.00/SF
EGI
$65.2K $28.36/SF
− OpEx
−$29.3K −$12.76/SF
NOI
$35.9K $15.60/SF
Area
Loudoun County, VA
Vacancy
6.60%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
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%
$717,420
Cap Rate 7%
$512,443
Cap Rate 9%
$398,567
Alternative Uses
Best Use
Apartment 5plus
$512.4K
$448.4K – $597.9K
NOI $35,871 @ 7.0% cap · market cap 5.34%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$720.8K
$630.7K – $840.9K
NOI $50,456 @ 7.0% cap · market cap 7.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,730
Businesses Nearby
Explore this area
Business Placement
Demographics for 20165, VA
33,777
Population
12,283
Households
2.7
Avg Household Size
39
Median Age
67%
College-Educated
97%
High-School Grad
9.8 sq mi
ZIP Area
3,447
Density / Sq Mi
$185,594
Median Household Income
$83,463
Median Earnings
$2,480
Median Rent
$661,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Contemporary condominium residence with flexible living areas, private office space, and a covered outdoor balcony.
Where is this residential income property located?
The property is located at 21116 SOUTHBANK STREET Potomac Falls, VA.
What is the asking price?
The asking price for this property is $671,970.
What are key features of this property?
This property features: New construction completed in 2026; More than 2,300 square feet of living space; Three‑bedroom layout with upstairs laundry
