End Unit Office
For Sale
Contact for pricing
800 Seahawk Cir, Virginia Beach, VA 23452
End unit office warehouse with rear overhead door, multiple offices, and two HVAC systems, zoned I-1.
Property Size1,925 SF
Price / SF$148
Days on Market104
Property Features for 800 Seahawk Cir
General Information
Standard status
Active
Size
1,925 SF
Property subtype
INDUSTRIAL
Zoning
I-1
Additional Details
HOA Fee
$190
Three-Phase Power
Yes
Listing Agency:
The Katsias Company
(757) 490-3585
Listed By:
Brian Baker · License #0225101286
(757) 448-8120
Source:
Moodyscre
Added: Jun 3
Changed: Sep 10
Last Checked: Sep 14 at 8:19AM
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 The Katsias Company
Investment Insights
Based on property information with market context.
This end unit office warehouse includes approximately 1,925 SF of flexible workspace with a dedicated office buildout. The layout features three offices, a large reception/office area, and a conference room, along with two bathrooms (one downstairs and one upstairs). The unit is served by two separate HVAC systems with gas heat and includes 3-phase electric power. A rear-facing overhead door supports warehouse access.
The property is zoned I-1. It is part of a condo arrangement with a stated monthly condo fee of $190.00 that covers water, sewage, trash, exterior and common area maintenance, and roof.
Key operational features include the rear overhead door for loading and the dedicated office areas for staff and client meetings, supported by the dual HVAC systems and conference room.
The property is zoned I-1. It is part of a condo arrangement with a stated monthly condo fee of $190.00 that covers water, sewage, trash, exterior and common area maintenance, and roof.
Key operational features include the rear overhead door for loading and the dedicated office areas for staff and client meetings, supported by the dual HVAC systems and conference room.
Key Highlights
- Approximately 1,925 SF end unit office warehouse
- Three offices plus large reception/office area and conference room
- Two bathrooms, one downstairs and one upstairs
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
$15,316
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
5.38%
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%
$306,320
$306.3K
Cap Rate 7%
$218,800
$218.8K
Cap Rate 9%
$170,178
$170.2K
Market Conditions
NOI Build-Up for 1,925 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
$18.7K $9.72/SF
− Vacancy
−$692 −$0.36/SF
EGI
$18.0K $9.36/SF
− OpEx
−$2.7K −$1.40/SF
NOI
$15.3K $7.96/SF
Area
ZIP 23452
Vacancy
3.70%
Lease Rate
$9.72 /SF/Yr
Expense Ratio
15.00%
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%
$306,320
Cap Rate 7%
$218,800
Cap Rate 9%
$170,178
Alternative Uses
Best Use
Warehouse
$218.8K
$191.5K – $255.3K
NOI $15,316 @ 7.0% cap · market cap 5.38%
Second Best
Flex RnD
$205.9K
$180.2K – $240.2K
NOI $14,414 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$499.0K
$436.6K – $582.1K
NOI $34,927 @ 7.0% cap · market cap 12.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,250
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 23452, VA
59,076
Population
23,455
Households
2.5
Avg Household Size
37
Median Age
35%
College-Educated
95%
High-School Grad
15.1 sq mi
ZIP Area
3,912
Density / Sq Mi
$77,327
Median Household Income
$44,009
Median Earnings
$1,571
Median Rent
$324,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - End unit office warehouse with rear overhead door, multiple offices, and two HVAC systems, zoned I-1.
Where is this flex space located?
The property is located at 800 Seahawk Cir Virginia Beach, VA.
What is the asking price?
The asking price for this property is $284,900.
What are key features of this property?
This property features: Approximately 1,925 SF end unit office warehouse; Three offices plus large reception/office area and conference room; Two bathrooms, one downstairs and one upstairs
