2-Bedroom Residential Income
For Sale
$600,000
485 HARBOR SIDE STREET #910, Woodbridge, VA 22191
Penthouse condo with river views, a private office, updated finishes, and access to extensive community amenities.
Property Size1,869 SF
Days on Market204
Property Features for 485 HARBOR SIDE STREET #910
General Information
Standard status
Active
Size
1,869 SF
Total Parking Spaces
2
Property subtype
Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
pools
fitness center
party room
grilling areas
walking trails
tennis courts
playgrounds
marina access
Fireplace
Central A/C
Programmable Thermostat
Central
Built-In Microwave
Dishwasher
Disposal
Dryer
Washer
Oven/Range - Electric
Refrigerator
Building Details
Building Size
1,869 SF
Year Built
2005
Listing Agency:
KW Metro Center
Listed By:
Nicole Canole · License #664101
(703) 640-8707
Source:
Kw
Added: Feb 20
Changed: Sep 12
Last Checked: Sep 12 at 10:31AM
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 KW Metro Center
Investment Insights
Based on property information with market context.
This 2-bedroom, 2-bath penthouse condo occupies the ninth floor of the Harbor View building at Belmont Bay. The open living and dining area includes a stone-accented wall, electric fireplace, and direct connection to a private balcony overlooking the nature reserve and Potomac River. The kitchen is equipped with quartz countertops and stainless steel appliances, while a separate office with French doors supports a dedicated workspace. The primary suite features river views, walk-in closets, dual vanities, a soaking tub, and a separate shower. A second bedroom is positioned apart from the primary suite. Additional features include soundproof subflooring, custom window treatments, a new washer and dryer, and two assigned garage parking spaces.
Community amenities include pools, a fitness center, party room, grilling areas, walking trails, tennis courts, playgrounds, and marina access. The property is convenient to the VRE, I-95, Route 1, Stonebridge, and Potomac Mills.
Community amenities include pools, a fitness center, party room, grilling areas, walking trails, tennis courts, playgrounds, and marina access. The property is convenient to the VRE, I-95, Route 1, Stonebridge, and Potomac Mills.
Key Highlights
- 2‑bedroom, 2‑bath penthouse condo on the ninth floor
- Private balcony with nature reserve and Potomac River views
- Quartz kitchen countertops and stainless steel appliances
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
$25,127
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
4.19%
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%
$502,540
$502.5K
Cap Rate 7%
$358,957
$359.0K
Cap Rate 9%
$279,189
$279.2K
Market Conditions
NOI Build-Up for 1,869 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
$47.1K $25.20/SF
− Vacancy
−$1.4K −$0.76/SF
EGI
$45.7K $24.44/SF
− OpEx
−$20.6K −$11.00/SF
NOI
$25.1K $13.44/SF
Area
Prince William County, VA
Vacancy
3.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$502,540
Cap Rate 7%
$358,957
Cap Rate 9%
$279,189
Alternative Uses
Best Use
Apartment 5plus
$359.0K
$314.1K – $418.8K
NOI $25,127 @ 7.0% cap · market cap 4.19%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$548.9K
$480.3K – $640.4K
NOI $38,423 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Explore this area
Business Placement
Demographics for 22191, VA
74,189
Population
26,127
Households
2.8
Avg Household Size
34
Median Age
39%
College-Educated
87%
High-School Grad
15.4 sq mi
ZIP Area
4,817
Density / Sq Mi
$107,993
Median Household Income
$49,388
Median Earnings
$2,069
Median Rent
$432,600
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Penthouse condo with river views, a private office, updated finishes, and access to extensive community amenities.
Where is this residential income property located?
The property is located at 485 HARBOR SIDE STREET #910 Woodbridge, VA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath penthouse condo on the ninth floor; Private balcony with nature reserve and Potomac River views; Quartz kitchen countertops and stainless steel appliances
