Residential Income
For Sale
$485,000
485 HARBOR SIDE STREET Unit 412, Woodbridge, VA 22191
Two-bedroom condo with a den, updated appliances, and access to community recreation amenities.
Property Size1,930 SF
Price / SF$251.30
Days on Market75
Property Features for 485 HARBOR SIDE STREET Unit 412
General Information
Standard status
Active
Size
1,930 SF
Total Parking Spaces
1
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$4,187
Amenities
outdoor pool
fitness center
party room
tennis courts
in-unit washer and dryer
fireplace
Building Details
Building Size
1,930 SF
Year Built
2005
Listing Agency:
KW Metro Center
Listed By:
Nicole Canole · License #0225220763
(703) 640-8707
Source:
Kerishull
Added: Jul 1
Changed: Sep 10
Last Checked: Sep 12 at 7:36AM
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 two-bedroom, two-bath condominium in Belmont Bay was built in 2005 and offers a defined living, dining, and workspace layout. Interior features include a fireplace, crown molding, luxury flooring, and a den suitable for office or reading use. The kitchen combines light wood cabinetry with granite countertops, updated appliances, and in-unit laundry. The primary bedroom includes two closets and an ensuite bath with a jetted soaking tub and separate shower.
The residence is in a secure building with one assigned garage parking space and additional on-street parking for visitors. Community amenities include an outdoor pool, fitness center, party room, and tennis courts. The waterfront community also hosts year-round social events and a summer concert series at the marina. Major commuter routes, shopping, dining, and additional community retail and restaurant options are nearby.
The residence is in a secure building with one assigned garage parking space and additional on-street parking for visitors. Community amenities include an outdoor pool, fitness center, party room, and tennis courts. The waterfront community also hosts year-round social events and a summer concert series at the marina. Major commuter routes, shopping, dining, and additional community retail and restaurant options are nearby.
Key Highlights
- Two‑bedroom, two‑bath condominium with a den and defined living and dining areas
- Kitchen appliances updated in March 2025
- HVAC updated in summer of 2023 with a 5 year warranty that conveys
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
$25,947
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
5.35%
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%
$518,940
$518.9K
Cap Rate 7%
$370,671
$370.7K
Cap Rate 9%
$288,300
$288.3K
Market Conditions
NOI Build-Up for 1,930 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
$48.6K $25.20/SF
− Vacancy
−$1.5K −$0.76/SF
EGI
$47.2K $24.44/SF
− OpEx
−$21.2K −$11.00/SF
NOI
$25.9K $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%
$518,940
Cap Rate 7%
$370,671
Cap Rate 9%
$288,300
Alternative Uses
Best Use
Apartment 5plus
$370.7K
$324.3K – $432.5K
NOI $25,947 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$566.8K
$496.0K – $661.3K
NOI $39,677 @ 7.0% cap · market cap 8.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Residential units
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom condo with a den, updated appliances, and access to community recreation amenities.
Where is this residential income property located?
The property is located at 485 HARBOR SIDE STREET Unit 412 Woodbridge, VA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Two‑bedroom, two‑bath condominium with a den and defined living and dining areas; Kitchen appliances updated in March 2025; HVAC updated in summer of 2023 with a 5 year warranty that conveys
