Leased Spa Office
For Sale
$450,000
303 MAPLE AVENUE, Vienna, VA 22180
Ground-floor suite with separate entrance and office layout, renovated recently and leased through 2030.
Property Size998 SF
Price / SF$450.90
Days on Market174
Property Features for 303 MAPLE AVENUE
General Information
Standard status
Active
Size
998 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$4,958
Amenities
Central Air
3
Vinyl, Carpet
Flat
Parking.
Off Site, Lot.
Business Park, Asphalt.
Building Details
Year Built
2000
Stories
2
Listing Agency:
(703) 798-3083
Listed By:
Samson Properties
(703) 798-3083
Source:
Xome
Added: Feb 18
Changed: Aug 8
Last Checked: Aug 11 at 4:54AM
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 leased spa and office suite is available for investors only and is currently occupied under a full-service lease through 2030. The space has been recently renovated, including new water heater, new windows, and new flooring. Inside, the suite includes six offices, a reception area, a bathroom, and plenty of storage. The suite is configured as a ground-floor entrance, despite presenting as a second-floor frontage facing Maple Ave.
The property fronts Maple Ave and is located in the middle of town of Vienna. The suite has its own separate entrance and offers plenty of parking.
As an income-producing office unit with a recently updated interior, it presents a straightforward tenant-in-place option with a defined lease term extending to 2030.
The property fronts Maple Ave and is located in the middle of town of Vienna. The suite has its own separate entrance and offers plenty of parking.
As an income-producing office unit with a recently updated interior, it presents a straightforward tenant-in-place option with a defined lease term extending to 2030.
Key Highlights
- Ground‑floor leased spa suite through 2030 with a full service lease (investors only).
- 6‑office office layout with a reception area, bathroom, and plenty of storage.
- Separate entrance suite facing Maple Ave; off‑site parking on the lot.
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
$18,892
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
4.20%
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%
$377,840
$377.8K
Cap Rate 7%
$269,886
$269.9K
Cap Rate 9%
$209,911
$209.9K
Market Conditions
NOI Build-Up for 998 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
$29.5K $29.52/SF
− Vacancy
−$4.3K −$4.28/SF
EGI
$25.2K $25.24/SF
− OpEx
−$6.3K −$6.31/SF
NOI
$18.9K $18.93/SF
Area
Fairfax 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%
$377,840
Cap Rate 7%
$269,886
Cap Rate 9%
$209,911
Alternative Uses
Best Use
Office B
$269.9K
$236.2K – $314.9K
NOI $18,892 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.18M
$3.66M – $4.88M
NOI $292,836 @ 7.0% cap · market cap 65.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,287
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 22180, VA
26,666
Population
10,013
Households
2.7
Avg Household Size
38
Median Age
76%
College-Educated
95%
High-School Grad
5.9 sq mi
ZIP Area
4,520
Density / Sq Mi
$181,467
Median Household Income
$90,369
Median Earnings
$2,335
Median Rent
$916,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- RxWellness Aesthetics & Anti-Aging - Vienna — 360 Maple Ave W STE A, Vienna, VA 22180
- N P Acupuncture — 521 Maple Ave W, Vienna, VA 22180
- The Feisee Institute — 301 Maple Ave W STE 420, Vienna, VA 22180
- Nature and Health LLC — 360 Maple Ave W suite b, Vienna, VA 22180
- Mira Integrative Clinic — 2557 Chain Bridge Rd, Vienna, VA 22181
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Ground-floor suite with separate entrance and office layout, renovated recently and leased through 2030.
Where is this spa & wellness property located?
The property is located at 303 MAPLE AVENUE Vienna, VA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Ground‑floor leased spa suite through 2030 with a full service lease (investors only).; 6‑office office layout with a reception area, bathroom, and plenty of storage.; Separate entrance suite facing Maple Ave; off‑site parking on the lot.
