Medical Office
For Sale
$760,000
21495 RIDGETOP CIRCLE Unit 200, Sterling, VA 20166
Move-in-ready medical office condo with reception, two restrooms, kitchenette, and multiple private offices.
Property Size3,345 SF
Price / SF$227.20
Days on Market42
Property Features for 21495 RIDGETOP CIRCLE Unit 200
General Information
Standard status
Active
Size
3,345 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$5,498
Building Details
Building Size
3,345 SF
Year Built
1989
Listing Agency:
Sperry Van Ness
(703) 734-2822
Listed By:
Kayvan Mehrbakhsh · License #0225084011
(703) 734-2822
Source:
Kerishull
Added: Jul 14
Changed: Aug 24
Last Checked: Aug 23 at 6:11AM
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 Sperry Van Ness
Investment Insights
Based on property information with market context.
This professional medical office condominium offers a spacious reception and waiting area, two interior restrooms, a kitchenette, and multiple private offices. The layout includes window-lined exterior walls that provide abundant natural light throughout the space. Recent improvements include new paint, new carpet, and modern fixtures, creating a move-in-ready environment.
The condominium association permits both medical and professional office uses. The unit is well-suited for medical, therapy, wellness, or other professional office users looking for an established office configuration.
The condominium association permits both medical and professional office uses. The unit is well-suited for medical, therapy, wellness, or other professional office users looking for an established office configuration.
Key Highlights
- Move‑in‑ready medical office condominium built in 1989
- Spacious reception and waiting area plus multiple private offices with abundant natural light
- Includes two interior restrooms and a kitchenette
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
$63,320
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
8.33%
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%
$1,266,400
$1.3M
Cap Rate 7%
$904,571
$904.6K
Cap Rate 9%
$703,556
$703.6K
Market Conditions
NOI Build-Up for 3,345 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
$98.7K $29.52/SF
− Vacancy
−$14.3K −$4.28/SF
EGI
$84.4K $25.24/SF
− OpEx
−$21.1K −$6.31/SF
NOI
$63.3K $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%
$1,266,400
Cap Rate 7%
$904,571
Cap Rate 9%
$703,556
Alternative Uses
Best Use
Office B
$904.6K
$791.5K – $1.06M
NOI $63,320 @ 7.0% cap · market cap 8.33%
Second Best
Healthcare Medical
$890.1K
$778.9K – $1.04M
NOI $62,310 @ 7.0% cap · market cap 8.20%
Theoretical Best
Specialty Retail
$1.05M
$917.3K – $1.22M
NOI $73,381 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,240
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 20166, VA
14,164
Population
5,300
Households
2.7
Avg Household Size
34
Median Age
66%
College-Educated
93%
High-School Grad
27.2 sq mi
ZIP Area
521
Density / Sq Mi
$135,246
Median Household Income
$71,855
Median Earnings
$2,227
Median Rent
$576,400
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 - Move-in-ready medical office condo with reception, two restrooms, kitchenette, and multiple private offices.
Where is this medical office space located?
The property is located at 21495 RIDGETOP CIRCLE Unit 200 Sterling, VA.
What is the asking price?
The asking price for this property is $760,000.
What are key features of this property?
This property features: Move‑in‑ready medical office condominium built in 1989; Spacious reception and waiting area plus multiple private offices with abundant natural light; Includes two interior restrooms and a kitchenette
