Built-Out Medical Office
New
For Sale
$235,000
611 S Carlin Springs Rd Unit 406, Arlington, VA 22204
Medical office condominium with plumbed exam rooms, multiple entrances, and an in-building pharmacy.
Property Size886 SF
Price / SF$265.24
Days on Market2
Property Features for 611 S Carlin Springs Rd Unit 406
General Information
Standard status
Active
Size
886 SF
Amenities
pharmacy
Building Details
Year Built
1981
Listing Agency:
Compass
Listed By:
Brenda Gail Brown · License #0225113230
(703) 819-8406
Source:
Southjerseyshorehomesfinder
Added: Sep 4
Last Checked: Sep 4 at 2:53PM
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 Compass
Investment Insights
Based on property information with market context.
This built-out medical office condominium includes 4 exam rooms equipped with plumbing and sinks, along with a reception area, bathroom, and dedicated computer room. Two entrances serve the office, supporting convenient access for patients and staff. The building also includes a pharmacy.
The property is located at 611 S Carlin Springs Rd Unit 406 in Arlington, Virginia, with access to Rt 7, Columbia Pike, and Rt 50. Constructed in 1981, the unit is configured for medical office use and offers an accessible location within the surrounding commercial area.
The property is located at 611 S Carlin Springs Rd Unit 406 in Arlington, Virginia, with access to Rt 7, Columbia Pike, and Rt 50. Constructed in 1981, the unit is configured for medical office use and offers an accessible location within the surrounding commercial area.
Key Highlights
- 4 exam rooms with plumbing and sinks
- Reception area, bathroom, and computer room
- Two entrances serve the office
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
$13,277
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
5.65%
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%
$265,540
$265.5K
Cap Rate 7%
$189,671
$189.7K
Cap Rate 9%
$147,522
$147.5K
Market Conditions
NOI Build-Up for 886 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
$23.9K $27.00/SF
− Vacancy
−$1.8K −$2.03/SF
EGI
$22.1K $24.98/SF
− OpEx
−$8.9K −$9.99/SF
NOI
$13.3K $14.99/SF
Area
Arlington, VA
Vacancy
7.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$265,540
Cap Rate 7%
$189,671
Cap Rate 9%
$147,522
Alternative Uses
Best Use
Healthcare Medical
$189.7K
$166.0K – $221.3K
NOI $13,277 @ 7.0% cap · market cap 5.65%
Second Best
Office B
$169.9K
$148.7K – $198.2K
NOI $11,893 @ 7.0% cap · market cap 5.06%
Theoretical Best
Specialty Retail
$492.1K
$430.6K – $574.1K
NOI $34,448 @ 7.0% cap · market cap 14.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,131
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 22204, VA
52,761
Population
24,128
Households
2.2
Avg Household Size
35
Median Age
62%
College-Educated
91%
High-School Grad
4.1 sq mi
ZIP Area
12,869
Density / Sq Mi
$109,277
Median Household Income
$73,091
Median Earnings
$1,871
Median Rent
$672,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Petco Vaccination Clinic — 5825 Leesburg Pike, Bailey's Crossroads, VA 22041
Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office condominium with plumbed exam rooms, multiple entrances, and an in-building pharmacy.
Where is this medical office space located?
The property is located at 611 S Carlin Springs Rd Unit 406 Arlington, VA.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: 4 exam rooms with plumbing and sinks; Reception area, bathroom, and computer room; Two entrances serve the office
