Renovated Residential Income
For Sale
$575,000
5903 MOUNT EAGLE DRIVE Unit 1110, Alexandria, VA 22303
Renovated residence with a climate-controlled glass sunroom and broad views toward the Potomac River and regional landmarks.
Property Size1,160 SF
Price / SF$495.69
Days on Market58
Property Features for 5903 MOUNT EAGLE DRIVE Unit 1110
General Information
Standard status
Active
Size
1,160 SF
Property subtype
Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$6,477
Amenities
private climate-controlled glass sunroom
dedicated laundry room
walking trails
gated community
Building Details
Building Size
1,160 SF
Year Built
1984
Listing Agency:
EXP Realty, LLC
(571) 403-0202
Listed By:
Arshia Kia · License #0225228079
(571) 403-0202
Source:
Kerishull
Added: Jul 4
Changed: Aug 30
Last Checked: Aug 30 at 6:34AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This 1,160-square-foot residential income property is a renovated Montebello “E” model with solid wood flooring, stainless steel appliances, custom closets, upgraded bathrooms, and a Murphy bed. A private, climate-controlled glass sunroom extends the living experience and frames panoramic views toward the Potomac River, National Harbor, Old Town, Washington, D.C., Rosslyn, and Arlington. The residence also includes a dedicated laundry room with a full-size washer and dryer, along with reserved garage parking.
Montebello encompasses approximately 35 gated, wooded acres with resort-style amenities, walking trails, and a shuttle to Huntington Metro. The property is in Alexandria, Virginia, with access to Old Town, National Harbor, the Beltway, and Washington, D.C. Built in 1984, the home combines an updated interior with community features and regional views.
Montebello encompasses approximately 35 gated, wooded acres with resort-style amenities, walking trails, and a shuttle to Huntington Metro. The property is in Alexandria, Virginia, with access to Old Town, National Harbor, the Beltway, and Washington, D.C. Built in 1984, the home combines an updated interior with community features and regional views.
Key Highlights
- 1,160‑square‑foot renovated Montebello “E” model
- Private climate‑controlled glass sunroom with panoramic regional views
- Solid wood floors, stainless steel appliances, custom closets, and upgraded baths
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
$17,782
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
3.09%
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%
$355,640
$355.6K
Cap Rate 7%
$254,029
$254.0K
Cap Rate 9%
$197,578
$197.6K
Market Conditions
NOI Build-Up for 1,160 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
$34.1K $29.40/SF
− Vacancy
−$1.8K −$1.53/SF
EGI
$32.3K $27.87/SF
− OpEx
−$14.5K −$12.54/SF
NOI
$17.8K $15.33/SF
Area
Alexandria, VA
Vacancy
5.20%
Lease Rate
$29.40 /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%
$355,640
Cap Rate 7%
$254,029
Cap Rate 9%
$197,578
Alternative Uses
Best Use
Apartment 5plus
$254.0K
$222.3K – $296.4K
NOI $17,782 @ 7.0% cap · market cap 3.09%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$644.3K
$563.8K – $751.7K
NOI $45,101 @ 7.0% cap · market cap 7.84%
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
639
Businesses Nearby
Explore this area
Business Placement
Demographics for 22303, VA
16,109
Population
8,669
Households
1.9
Avg Household Size
36
Median Age
61%
College-Educated
92%
High-School Grad
1.9 sq mi
ZIP Area
8,478
Density / Sq Mi
$103,822
Median Household Income
$69,699
Median Earnings
$2,050
Median Rent
$547,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Renovated residence with a climate-controlled glass sunroom and broad views toward the Potomac River and regional landmarks.
Where is this residential income property located?
The property is located at 5903 MOUNT EAGLE DRIVE Unit 1110 Alexandria, VA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 1,160‑square‑foot renovated Montebello “E” model; Private climate‑controlled glass sunroom with panoramic regional views; Solid wood floors, stainless steel appliances, custom closets, and upgraded baths
