Three-Level Office Condo
For Sale
$697,000
3-11250 Roger Bacon Dr, Reston, VA 20190
Three-level office condo with a balcony overlooking a courtyard and multiple privacy-oriented offices.
Property Size3,000 SF
Price / SF$232.33
Days on Market382
Property Features for 3-11250 Roger Bacon Dr
General Information
Standard status
Active
Size
3,000 SF
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,826
Building Details
Stories
3
Listing Agency:
Doorstep Property Management, LLC
(703) 860-1500
Listed By:
David H Sande
(703) 860-1500
Source:
Exprealty
Added: Aug 14, 2025
Changed: Aug 20
Last Checked: Aug 30 at 7:53PM
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 Doorstep Property Management, LLC
Investment Insights
Based on property information with market context.
Rare opportunity to acquire an office condo building near the Metro stop (Reston-Wiehle). The property is a three-level structure totaling nearly 3,000 square feet and includes a balcony that overlooks a courtyard.
Inside, the building offers multiple offices designed for privacy. Its layout is well suited for renting individual offices or taking larger portions, including entire floors, depending on tenant needs.
Access is straightforward to major roadways, including Dulles Access Road, Dulles Toll Road, Route 7, and Fairfax County Parkway. The surrounding area also provides extensive nearby amenities, including restaurants, services, housing, and shopping.
Inside, the building offers multiple offices designed for privacy. Its layout is well suited for renting individual offices or taking larger portions, including entire floors, depending on tenant needs.
Access is straightforward to major roadways, including Dulles Access Road, Dulles Toll Road, Route 7, and Fairfax County Parkway. The surrounding area also provides extensive nearby amenities, including restaurants, services, housing, and shopping.
Key Highlights
- Three‑level office condo with almost 3,000 sq ft and a balcony overlooking a courtyard
- Multiple privacy‑oriented office spaces with office layout that can support renting individual offices or entire floors
- Easy access to main roads including Dulles Access Road, Dulles Toll Road, Route 7, and Fairfax County Parkway
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
$56,789
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
8.15%
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%
$1,135,780
$1.1M
Cap Rate 7%
$811,271
$811.3K
Cap Rate 9%
$630,989
$631.0K
Market Conditions
NOI Build-Up for 3,000 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
$88.6K $29.52/SF
− Vacancy
−$12.8K −$4.28/SF
EGI
$75.7K $25.24/SF
− OpEx
−$18.9K −$6.31/SF
NOI
$56.8K $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%
$1,135,780
Cap Rate 7%
$811,271
Cap Rate 9%
$630,989
Alternative Uses
Best Use
Office B
$811.3K
$709.9K – $946.5K
NOI $56,789 @ 7.0% cap · market cap 8.15%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$940.2K
$822.7K – $1.10M
NOI $65,813 @ 7.0% cap · market cap 9.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,118
Businesses Nearby
Explore this area
Business Placement
Demographics for 20190, VA
20,957
Population
12,180
Households
1.7
Avg Household Size
40
Median Age
72%
College-Educated
96%
High-School Grad
4.4 sq mi
ZIP Area
4,763
Density / Sq Mi
$126,928
Median Household Income
$83,750
Median Earnings
$2,241
Median Rent
$568,500
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?
Office units - Three-level office condo with a balcony overlooking a courtyard and multiple privacy-oriented offices.
Where is this office units located?
The property is located at 3-11250 Roger Bacon Dr Reston, VA.
What is the asking price?
The asking price for this property is $697,000.
What are key features of this property?
This property features: Three‑level office condo with almost 3,000 sq ft and a balcony overlooking a courtyard; Multiple privacy‑oriented office spaces with office layout that can support renting individual offices or entire floors; Easy access to main roads including Dulles Access Road, Dulles Toll Road, Route 7, and Fairfax County Parkway
