Water-View Residential Income
For Sale
$600,000
485 HARBOR SIDE STREET Unit 607, Woodbridge, VA 22191
One-level end-unit condominium with updated interiors, flexible living areas, and tandem garage parking.
Property Size2,173 SF
Price / SF$276.12
Days on Market10
Property Features for 485 HARBOR SIDE STREET Unit 607
General Information
Standard status
Active
Size
2,173 SF
Total Parking Spaces
2
Property subtype
Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$5,073
Amenities
outdoor pool
sundeck
tennis courts
fitness center
club room
bike storage
tot lot
Building Details
Building Size
2,173 SF
Year Built
2005
Listing Agency:
RE/MAX Gateway
(703) 967-6131
Listed By:
Dawn D Laughlin · License #0225036840
(703) 967-6131
Source:
Kerishull
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 10:45AM
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 RE/MAX Gateway
Investment Insights
Based on property information with market context.
This one-level end-unit condominium provides 2,173 square feet of living space with water views, multiple exposures, and an open arrangement suited to daily living and entertaining. The kitchen includes extensive cabinetry, generous work surfaces, roll-out shelving, and updated pendant lighting. Recent improvements include fresh interior paint, vinyl flooring, a new washer and dryer, updated lighting, and replaced smoke detectors, switches, outlets, and cover plates. The residence was built in 2005.
Harbor View at Belmont Bay is positioned along the Occoquan River near the Potomac and includes access to an outdoor pool and sundeck, tennis courts, fitness center, club room with kitchen and gathering areas, bike storage, and a tot lot. The community also features walking and biking trails, green space, summertime lawn concerts, and the 158-slip Belmont Bay Marina. Occoquan Bay National Wildlife Refuge, Stonebridge at Potomac Town Center, I-95, and the VRE/Amtrak station are nearby. The property includes two-car tandem garage parking in spaces G102 and G116.
Harbor View at Belmont Bay is positioned along the Occoquan River near the Potomac and includes access to an outdoor pool and sundeck, tennis courts, fitness center, club room with kitchen and gathering areas, bike storage, and a tot lot. The community also features walking and biking trails, green space, summertime lawn concerts, and the 158-slip Belmont Bay Marina. Occoquan Bay National Wildlife Refuge, Stonebridge at Potomac Town Center, I-95, and the VRE/Amtrak station are nearby. The property includes two-car tandem garage parking in spaces G102 and G116.
Key Highlights
- 2,173 square feet of one‑level living space with water views
- End‑unit layout with multiple exposures and an open floor plan
- Updated interiors include vinyl flooring, lighting, and fresh paint
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
$29,214
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
4.87%
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%
$584,280
$584.3K
Cap Rate 7%
$417,343
$417.3K
Cap Rate 9%
$324,600
$324.6K
Market Conditions
NOI Build-Up for 2,173 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
$54.8K $25.20/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$53.1K $24.44/SF
− OpEx
−$23.9K −$11.00/SF
NOI
$29.2K $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%
$584,280
Cap Rate 7%
$417,343
Cap Rate 9%
$324,600
Alternative Uses
Best Use
Apartment 5plus
$417.3K
$365.2K – $486.9K
NOI $29,214 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$638.2K
$558.4K – $744.5K
NOI $44,672 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - One-level end-unit condominium with updated interiors, flexible living areas, and tandem garage parking.
Where is this residential income property located?
The property is located at 485 HARBOR SIDE STREET Unit 607 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: 2,173 square feet of one‑level living space with water views; End‑unit layout with multiple exposures and an open floor plan; Updated interiors include vinyl flooring, lighting, and fresh paint
