4th-Floor Office Suite with
For Sale
$1,200,000
8230 BOONE Boulevard, Vienna, VA 22182
Commercial Sale - VIENNA, VA
Property Size2,400 SF
Price / SF$500
Days on Market47
Property Features for 8230 BOONE Boulevard
General Information
Property type
Other
Property subtype
Office
Parking
216
Parking features
Parking Lot
High school
MARSHALL
Elementary school district
FAIRFAX COUNTY PUBLIC SCHOOLS
Middle school district
FAIRFAX COUNTY PUBLIC SCHOOLS
High school district
FAIRFAX COUNTY PUBLIC SCHOOLS
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
13054
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1980
Building materials
Concrete, Mixed
Listing Agency:
Keller Williams Realty/Lee Beaver & Assoc.
(703) 330-2222
Listed By:
Edward A. Martin · License #0225075345
(703) 867-3350
Added: Jun 26
Changed: Jul 19
Last Checked: Aug 11 at 7:06PM
MLS# VAFX2324076
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This professionally finished office suite occupies the 4th floor and totals 2,400+ SF. The layout begins at a welcoming reception area just off the building lobby, with a central conference room that supports meetings and client discussions. The suite also includes two window-lined private offices, a full kitchen, and a generous multi-purpose room that can accommodate a range of team and client-facing needs, including studio use, team-building, client events, or flexible workspace.
The suite overlooks Route 7 through a commanding window line. It is located in Vienna within Fairfax County, with access that includes a short walk to the Greensboro Metro Station (Silver Line) and easy vehicle travel to Tysons’ major arteries and economic centers.
This configuration fits organizations that want a polished, move-in-ready office with dedicated meeting space, private work areas, and an additional flexible room for changing operational requirements. The offering is available for sale or lease, with the owner stating openness to owner-financing and lease-to-purchase pathways to support qualifying buyers.
The suite overlooks Route 7 through a commanding window line. It is located in Vienna within Fairfax County, with access that includes a short walk to the Greensboro Metro Station (Silver Line) and easy vehicle travel to Tysons’ major arteries and economic centers.
This configuration fits organizations that want a polished, move-in-ready office with dedicated meeting space, private work areas, and an additional flexible room for changing operational requirements. The offering is available for sale or lease, with the owner stating openness to owner-financing and lease-to-purchase pathways to support qualifying buyers.
Key Highlights
- Professionally finished 2,400+ SF office suite on the 4th floor with a window line overlooking Route 7
- Layout includes reception area, central conference room, 2 window‑lined private offices, full kitchen, and a generous multi‑purpose room
- Central heating and central air conditioning
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 4th-floor office suite with reception, conference room, private offices, and a flexible multi-purpose space.
Where is this office units located?
The property is located at 8230 BOONE Boulevard 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 reception area, central conference room, 2 window‑lined private offices, full kitchen, and a generous multi‑purpose room; Central heating and central air conditioning
