4th-Floor Office Suite with
For Sale
$1,200,000
8230 Boone Boulevard Unit 445, Vienna, VA 22182
Professionally finished 2,400+ SF suite with reception, conference room, kitchen, and flexible multipurpose space.
Property Size2,400 SF
Price / SF$500
Days on Market90
Property Features for 8230 Boone Boulevard Unit 445
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Building Details
Year Built
1980
Listing Agency:
Keller Williams Realty/Lee Beaver & Assoc.
Listed By:
Edward A. Martin
(703) 642-3380
Source:
Ournexthouse
Added: May 25
Changed: Aug 21
Last Checked: Aug 21 at 11:19AM
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 Keller Williams Realty/Lee Beaver & Assoc.
Investment Insights
Based on property information with market context.
Professionally finished 2,400+ SF office suite on the 4th floor offers a welcoming reception area off the building lobby and a central conference room. The space includes two window-lined private offices, a full kitchen, and a generous multi-purpose room that can support a range of workplace needs such as flexible collaboration, client-facing activities, or team functions.
The suite features a commanding window line overlooking Route 7. The building is also a short walk to the Greensboro Metro Station on the Silver Line, with easy vehicle access to Tysons’ major arteries and economic centers.
This is offered for sale or lease, providing multiple occupancy paths for qualified businesses. The owner is open to owner-financing to ease the purchase, as well as lease-to-purchase pathways for buyers seeking a structured transition.
The suite features a commanding window line overlooking Route 7. The building is also a short walk to the Greensboro Metro Station on the Silver Line, with easy vehicle access to Tysons’ major arteries and economic centers.
This is offered for sale or lease, providing multiple occupancy paths for qualified businesses. The owner is open to owner-financing to ease the purchase, as well as lease-to-purchase pathways for buyers seeking a structured transition.
Key Highlights
- Professionally finished 2,400+ SF office suite on the 4th floor with a window line overlooking Route 7
- Layout includes a reception area off the building lobby and a central conference room
- Suite also offers two window‑lined private offices, plus a full kitchen
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
$45,431
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
3.79%
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%
$908,620
$908.6K
Cap Rate 7%
$649,014
$649.0K
Cap Rate 9%
$504,789
$504.8K
Market Conditions
NOI Build-Up for 2,400 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
$70.8K $29.52/SF
− Vacancy
−$10.3K −$4.28/SF
EGI
$60.6K $25.24/SF
− OpEx
−$15.1K −$6.31/SF
NOI
$45.4K $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%
$908,620
Cap Rate 7%
$649,014
Cap Rate 9%
$504,789
Alternative Uses
Best Use
Office B
$649.0K
$567.9K – $757.2K
NOI $45,431 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$10.06M
$8.80M – $11.74M
NOI $704,214 @ 7.0% cap · market cap 58.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
6,704
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 - Professionally finished 2,400+ SF suite with reception, conference room, kitchen, and flexible multipurpose space.
Where is this office units located?
The property is located at 8230 Boone Boulevard Unit 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: Professionally finished 2,400+ SF office suite on the 4th floor with a window line overlooking Route 7; Layout includes a reception area off the building lobby and a central conference room; Suite also offers two window‑lined private offices, plus a full kitchen
