Top-Floor Residential Income
For Sale
$734,999
21630 HAWKSBILL HIGH CIRCLE Unit 406, Sterling, VA 20164
Three-bedroom penthouse residence with quartz kitchen finishes, private covered balcony, and access to extensive active-adult amenities.
Property Size1,825 SF
Days on Market21
Property Features for 21630 HAWKSBILL HIGH CIRCLE Unit 406
General Information
Standard status
Active
Size
1,825 SF
Property subtype
Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$4,926
Amenities
clubhouse
indoor pool
outdoor pool
fitness center
pickleball courts
bocce courts
walking trails
social clubs
lifestyle director
Building Details
Building Size
1,825 SF
Year Built
2023
Listing Agency:
Samson Properties
(571) 384-8752
Listed By:
Andrea M. Hayes · License #0225193171
(571) 384-8752
Source:
Barnesrealestatecompany
Added: Jul 23
Changed: Aug 11
Last Checked: Aug 11 at 4:57AM
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 Samson Properties
Investment Insights
Based on property information with market context.
This top-floor residential income property, built in 2023, is configured as a penthouse residence with an open main living area, three bedrooms, and additional flexible space. The kitchen includes quartz countertops, stainless steel appliances, extensive cabinetry, and a large island. A covered private balcony extends the living area, while the primary suite features dual vanities, an oversized shower, and a walk-in closet. Two additional bedrooms can accommodate guests or support office, craft, fitness, or den uses.
Residents of the 55+ active adult community have access to a clubhouse, indoor and outdoor pools, a fitness center, pickleball and bocce courts, walking trails, social clubs, planned activities, and a full-time Lifestyle Director. Shopping, restaurants, coffee shops, grocery stores, and daily conveniences are described as walkable. The property also offers access to Route 7, Route 28, the Dulles Toll Road, Silver Line Metro, and Dulles International Airport.
Residents of the 55+ active adult community have access to a clubhouse, indoor and outdoor pools, a fitness center, pickleball and bocce courts, walking trails, social clubs, planned activities, and a full-time Lifestyle Director. Shopping, restaurants, coffee shops, grocery stores, and daily conveniences are described as walkable. The property also offers access to Route 7, Route 28, the Dulles Toll Road, Silver Line Metro, and Dulles International Airport.
Key Highlights
- Top‑floor penthouse residence built in 2023
- Three bedrooms plus flexible living area
- Kitchen with quartz countertops, stainless steel appliances, and oversized island
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
$28,463
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
3.87%
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%
$569,260
$569.3K
Cap Rate 7%
$406,614
$406.6K
Cap Rate 9%
$316,256
$316.3K
Market Conditions
NOI Build-Up for 1,825 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
$55.4K $30.36/SF
− Vacancy
−$3.7K −$2.00/SF
EGI
$51.8K $28.36/SF
− OpEx
−$23.3K −$12.76/SF
NOI
$28.5K $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%
$569,260
Cap Rate 7%
$406,614
Cap Rate 9%
$316,256
Alternative Uses
Best Use
Apartment 5plus
$406.6K
$355.8K – $474.4K
NOI $28,463 @ 7.0% cap · market cap 3.87%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$571.9K
$500.5K – $667.3K
NOI $40,036 @ 7.0% cap · market cap 5.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,192
Businesses Nearby
Explore this area
Business Placement
Demographics for 20164, VA
40,888
Population
13,077
Households
3.1
Avg Household Size
36
Median Age
39%
College-Educated
81%
High-School Grad
7.6 sq mi
ZIP Area
5,380
Density / Sq Mi
$132,067
Median Household Income
$47,315
Median Earnings
$2,031
Median Rent
$526,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom penthouse residence with quartz kitchen finishes, private covered balcony, and access to extensive active-adult amenities.
Where is this residential income property located?
The property is located at 21630 HAWKSBILL HIGH CIRCLE Unit 406 Sterling, VA.
What is the asking price?
The asking price for this property is $734,999.
What are key features of this property?
This property features: Top‑floor penthouse residence built in 2023; Three bedrooms plus flexible living area; Kitchen with quartz countertops, stainless steel appliances, and oversized island
