Office Condominium with Sleep
For Sale
$450,000
3763 FETTLER PARK DR #A2 A2, Dumfries, VA 22025
One-level office condominium currently configured for sleep-center operations with reception, kitchen, restrooms, and multiple private rooms.
Property Size1,736 SF
Price / SF$259.22
Days on Market38
Property Features for 3763 FETTLER PARK DR #A2 A2
General Information
Standard status
Active
Size
1,736 SF
Additional Details
Sprinkler System
Yes
Office Units
1
Building Details
Buildings
1
Construction
concrete block
Listing Agency:
United American Realty
(703) 898-0945
Listed By:
Shoaib Ahmed · License #0225053588
(703) 898-0945
Source:
Towncentermd
Added: Jul 24
Changed: Aug 28
Last Checked: Aug 29 at 9:21AM
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 United American Realty
Investment Insights
Based on property information with market context.
This one-level office condominium contains 1,736 square feet within the 28-unit Corporate Plaza at Quantico Center project. The current layout supports sleep-center operations with a lobby, reception area, four sleep rooms, two restrooms, a kitchen, and two storage rooms. Interior improvements include upgraded audio and video equipment, carpet and tile flooring, acoustic tile ceilings, fluorescent lighting, and a sprinkler system. The unit is maintained in average condition relative to comparable office condominium units.
The project comprises three buildings constructed with concrete block and finished with flat composition roof systems. The property is located at 3763 Fettler Park Drive, Unit A2, in Dumfries, Virginia.
The project comprises three buildings constructed with concrete block and finished with flat composition roof systems. The property is located at 3763 Fettler Park Drive, Unit A2, in Dumfries, Virginia.
Key Highlights
- 1,736‑SF office condominium in the 28‑unit Corporate Plaza at Quantico Center project
- Current sleep‑center configuration with four sleep rooms
- Interior includes lobby, reception area, kitchen, two restrooms, and two storage areas
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
$30,614
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
6.80%
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%
$612,280
$612.3K
Cap Rate 7%
$437,343
$437.3K
Cap Rate 9%
$340,156
$340.2K
Market Conditions
NOI Build-Up for 1,736 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
$42.1K $24.24/SF
− Vacancy
−$1.3K −$0.73/SF
EGI
$40.8K $23.51/SF
− OpEx
−$10.2K −$5.88/SF
NOI
$30.6K $17.63/SF
Area
Prince William County, VA
Vacancy
3.00%
Lease Rate
$24.24 /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%
$612,280
Cap Rate 7%
$437,343
Cap Rate 9%
$340,156
Alternative Uses
Best Use
Office B
$437.3K
$382.7K – $510.2K
NOI $30,614 @ 7.0% cap · market cap 6.80%
Second Best
Healthcare Medical
$379.1K
$331.8K – $442.3K
NOI $26,540 @ 7.0% cap · market cap 5.90%
Theoretical Best
Specialty Retail
$509.8K
$446.1K – $594.8K
NOI $35,688 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
184
Businesses Nearby
Explore this area
Business Placement
Demographics for 22025, VA
18,470
Population
6,444
Households
2.9
Avg Household Size
39
Median Age
55%
College-Educated
97%
High-School Grad
9.6 sq mi
ZIP Area
1,924
Density / Sq Mi
$135,957
Median Household Income
$68,980
Median Earnings
$2,205
Median Rent
$497,700
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 - One-level office condominium currently configured for sleep-center operations with reception, kitchen, restrooms, and multiple private rooms.
Where is this office units located?
The property is located at 3763 FETTLER PARK DR #A2 A2 Dumfries, 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: 1,736‑SF office condominium in the 28‑unit Corporate Plaza at Quantico Center project; Current sleep‑center configuration with four sleep rooms; Interior includes lobby, reception area, kitchen, two restrooms, and two storage areas
