Ground-Level Office
For Sale
$380,000
31b-3913 Blenheim Blvd, Fairfax, VA
Accessible suite with reception, exam rooms, offices, and kitchenette.
Property Size1,134 SF
Price / SF$335.10
Days on Market98
Property Features for 31b-3913 Blenheim Blvd
General Information
Standard status
Active
Size
1,134 SF
Additional Details
Floor
Ground Floor
Office Units
1
Taxes and HOA fees
Annual Taxes
$3,684
Amenities
handicap accessibility
Listing Agency:
Samson Properties
(571) 489-9363
Listed By:
Sean M McMahon · License #0225269269
(571) 489-9363
Source:
Exprealty
Added: May 27
Changed: Aug 30
Last Checked: Aug 31 at 6:59PM
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 1,134-square-foot office condominium at 31B-3913 Blenheim Blvd. provides a ground-level, handicap-accessible layout with reception space, two exam rooms, two offices, flex space, a bathroom, kitchenette, and supply room. The suite is suitable for professional, medical, or spa-related use and includes generous parking. Windows and blinds were replaced in 2022.
The property is in Old Town Fairfax near major commuter routes, George Mason, Courthouse Shopping Plaza, and Inova Hospital. Its established commercial setting and accessible entry support a range of office and service-oriented configurations.
The property is in Old Town Fairfax near major commuter routes, George Mason, Courthouse Shopping Plaza, and Inova Hospital. Its established commercial setting and accessible entry support a range of office and service-oriented configurations.
Key Highlights
- 1,134‑square‑foot office condo in Old Town Fairfax
- Ground‑level suite with handicap accessibility
- Two exam rooms, two offices, flex space, and reception area
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
$21,466
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
5.65%
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%
$429,320
$429.3K
Cap Rate 7%
$306,657
$306.7K
Cap Rate 9%
$238,511
$238.5K
Market Conditions
NOI Build-Up for 1,134 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
$33.5K $29.52/SF
− Vacancy
−$4.9K −$4.28/SF
EGI
$28.6K $25.24/SF
− OpEx
−$7.2K −$6.31/SF
NOI
$21.5K $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%
$429,320
Cap Rate 7%
$306,657
Cap Rate 9%
$238,511
Alternative Uses
Best Use
Office B
$306.7K
$268.3K – $357.8K
NOI $21,466 @ 7.0% cap · market cap 5.65%
Second Best
Healthcare Medical
$295.2K
$258.3K – $344.4K
NOI $20,663 @ 7.0% cap · market cap 5.44%
Theoretical Best
Specialty Retail
$4.75M
$4.16M – $5.55M
NOI $332,741 @ 7.0% cap · market cap 87.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
2,332
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Accessible suite with reception, exam rooms, offices, and kitchenette.
Where is this office units located?
The property is located at 31b-3913 Blenheim Blvd Fairfax, VA.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: 1,134‑square‑foot office condo in Old Town Fairfax; Ground‑level suite with handicap accessibility; Two exam rooms, two offices, flex space, and reception area
