Renovated Spa
For Sale
$450,000
303 Maple Ave W, Vienna, VA 22180
Leased through 2030 with a full-service lease and dedicated entrance.
Property Size998 SF
Price / SF$450.90
Days on Market356
Property Features for 303 Maple Ave W
General Information
Standard status
Active
Size
998 SF
Property subtype
Commercial
Additional Details
Floor
Ground Floor
Building Details
Year Built
2000
Tenancy
Single
Owner Occupied
No
Listing Agency:
Samson Properties
(703) 378-8810
Listed By:
Samira S Rantisi · License #0225029197
Source:
Baltimoreharfordhomesforsale
Added: Sep 10, 2025
Changed: Aug 29
Last Checked: Aug 30 at 5:58PM
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 998 SF spa suite is configured with six offices, a reception area, one bathroom, and substantial storage. The property has a separate entrance with ground-floor access from Maple Ave, although the suite is shown as being on the second floor when viewed from the avenue. Recent improvements include a new water heater, replacement windows, and new flooring.
Located at 303 Maple Ave W in Vienna, the suite faces Maple Ave and includes access to plenty of parking spaces. A spa lease is in place through 2030 under a full-service lease structure.
Located at 303 Maple Ave W in Vienna, the suite faces Maple Ave and includes access to plenty of parking spaces. A spa lease is in place through 2030 under a full-service lease structure.
Key Highlights
- 998 SF spa suite with six offices, reception area, bathroom, and storage
- Spa lease in place through 2030
- Full‑service lease structure
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
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,939
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
- Mira Integrative Clinic — 2557 Chain Bridge Rd, Vienna, VA 22181
- N P Acupuncture — 521 Maple Ave W, Vienna, VA 22180
- RxWellness Aesthetics & Anti-Aging - Vienna — 360 Maple Ave W STE A, 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
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Leased through 2030 with a full-service lease and dedicated entrance.
Where is this spa & wellness property located?
The property is located at 303 Maple Ave W 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: 998 SF spa suite with six offices, reception area, bathroom, and storage; Spa lease in place through 2030; Full‑service lease structure
