Main-Level Office Suite in Class
For Sale
$425,000
220-1801 Robert Fulton Dr, Reston, VA 20191
Bright, main-level suite with a functional layout in a Class A building.
Property Size1,997 SF
Price / SF$212.82
Days on Market241
Property Features for 220-1801 Robert Fulton Dr
General Information
Standard status
Active
Size
1,997 SF
Class
A
Taxes and HOA fees
Annual Taxes
$5,828
Listing Agency:
Wellborn Management Co., Inc.
Listed By:
Vincent L Alexander · License #0225076619
(703) 464-7009
Source:
Exprealty
Added: Jan 15
Changed: Sep 11
Last Checked: Sep 12 at 2:01PM
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 Wellborn Management Co., Inc.
Investment Insights
Based on property information with market context.
Offered for sale is a main-level office suite with a functional, bright interior layout designed to support everyday productivity and comfort. The suite totals 1,997 square feet and is positioned within a Class A office building featuring a marble-clad lobby.
The property is located at 220-1801 Robert Fulton Dr, Reston, VA. It is described as being perfectly positioned between Hunter Mill Road and Wiehle Ave, with access and surroundings intended to balance a professional setting with a more private, nature-filled feel.
This suite is a strong fit for professional users who want a main-level office location and an expansive, light-filled configuration within a higher-end building environment. With its defined office footprint and practical layout, it can work well for teams seeking a clean, established space in a prominent office building setting. Interested buyers should confirm suite-specific details during their showing.
The property is located at 220-1801 Robert Fulton Dr, Reston, VA. It is described as being perfectly positioned between Hunter Mill Road and Wiehle Ave, with access and surroundings intended to balance a professional setting with a more private, nature-filled feel.
This suite is a strong fit for professional users who want a main-level office location and an expansive, light-filled configuration within a higher-end building environment. With its defined office footprint and practical layout, it can work well for teams seeking a clean, established space in a prominent office building setting. Interested buyers should confirm suite-specific details during their showing.
Key Highlights
- Main‑level office suite in a Class A building in Reston
- 1,997 SF suite with a functional layout
- Marble‑clad lobby in the building
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
$37,803
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
8.89%
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%
$756,060
$756.1K
Cap Rate 7%
$540,043
$540.0K
Cap Rate 9%
$420,033
$420.0K
Market Conditions
NOI Build-Up for 1,997 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
$59.0K $29.52/SF
− Vacancy
−$8.5K −$4.28/SF
EGI
$50.4K $25.24/SF
− OpEx
−$12.6K −$6.31/SF
NOI
$37.8K $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%
$756,060
Cap Rate 7%
$540,043
Cap Rate 9%
$420,033
Alternative Uses
Best Use
Office B
$540.0K
$472.5K – $630.1K
NOI $37,803 @ 7.0% cap · market cap 8.89%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$625.8K
$547.6K – $730.2K
NOI $43,809 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,078
Businesses Nearby
Explore this area
Business Placement
Demographics for 20191, VA
29,948
Population
12,744
Households
2.3
Avg Household Size
39
Median Age
66%
College-Educated
93%
High-School Grad
7.8 sq mi
ZIP Area
3,839
Density / Sq Mi
$141,019
Median Household Income
$62,313
Median Earnings
$1,983
Median Rent
$616,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Bright, main-level suite with a functional layout in a Class A building.
Where is this office units located?
The property is located at 220-1801 Robert Fulton Dr Reston, VA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Main‑level office suite in a Class A building in Reston; 1,997 SF suite with a functional layout; Marble‑clad lobby in the building
