Office Suite with Window
New
For Sale
$1,200,000
8230 BOONE BLVD #445 445, Vienna, VA 22182
Fourth-floor office with reception, conference space, private offices, kitchen, and a flexible multipurpose room.
Property Size2,369 SF
Price / SF$506.54
Days on Market3
Property Features for 8230 BOONE BLVD #445 445
General Information
Standard status
Active
Size
2,369 SF
Additional Details
Floor
4
Public Transit
Yes
Listing Agency:
Keller Williams Realty/Lee Beaver & Assoc.
(703) 330-2222
Listed By:
Edward A. Martin · License #0225075345
(703) 867-3350
Source:
Keygroupmd
Added: Sep 6
Last Checked: Sep 7 at 10:33AM
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 Keller Williams Realty/Lee Beaver & Assoc.
Investment Insights
Based on property information with market context.
This 2,369+/- SF office suite occupies the 4th floor and combines a reception area near the building lobby with a central conference room. The layout also includes two private offices with window exposure, a full kitchen, and a multipurpose room suited to team activities, studio functions, client gatherings, or adaptable workspace. Windows overlook Route 7 and bring substantial exterior exposure to the suite.
The property is within walking distance of Greensboro Metro Station on the Silver Line, with vehicle access to Tysons-area roadways and business centers. The suite is available for sale or lease, and the owner is open to owner financing and lease-to-purchase arrangements.
The property is within walking distance of Greensboro Metro Station on the Silver Line, with vehicle access to Tysons-area roadways and business centers. The suite is available for sale or lease, and the owner is open to owner financing and lease-to-purchase arrangements.
Key Highlights
- 2,369+/- SF office suite on the 4th floor
- Window exposure overlooking Route 7
- Two private offices, central conference room, and reception area
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
$44,844
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
3.74%
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%
$896,880
$896.9K
Cap Rate 7%
$640,629
$640.6K
Cap Rate 9%
$498,267
$498.3K
Market Conditions
NOI Build-Up for 2,369 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
$69.9K $29.52/SF
− Vacancy
−$10.1K −$4.28/SF
EGI
$59.8K $25.24/SF
− OpEx
−$14.9K −$6.31/SF
NOI
$44.8K $18.93/SF
Area
Fairfax County, VA
Vacancy
14.50%
Lease Rate
$29.52 /SF/Yr
Expense Ratio
25.00%
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%
$896,880
Cap Rate 7%
$640,629
Cap Rate 9%
$498,267
Alternative Uses
Best Use
Office B
$640.6K
$560.6K – $747.4K
NOI $44,844 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$9.93M
$8.69M – $11.59M
NOI $695,118 @ 7.0% cap · market cap 57.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
79
Businesses Nearby
Explore this area
Business Placement
Demographics for 22182, VA
27,778
Population
10,285
Households
2.7
Avg Household Size
42
Median Age
82%
College-Educated
97%
High-School Grad
12.5 sq mi
ZIP Area
2,222
Density / Sq Mi
$200,038
Median Household Income
$102,749
Median Earnings
$2,618
Median Rent
$1,086,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Fourth-floor office with reception, conference space, private offices, kitchen, and a flexible multipurpose room.
Where is this office units located?
The property is located at 8230 BOONE BLVD #445 445 Vienna, VA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2,369+/- SF office suite on the 4th floor; Window exposure overlooking Route 7; Two private offices, central conference room, and reception area
