Multi-Unit Office
For Sale
$1,925,000
891-895 Harrison St SE, Leesburg, VA 20175
Private professional office units with flexible combination options and on-site parking.
Property Size4,860 SF
Days on Market13
Property Features for 891-895 Harrison St SE
General Information
Standard status
Active
Size
4,860 SF
Class
B
Property subtype
Office
Building Details
Building Size
4,860 SF
Year Built
1991
Listing Agency:
Vaaler Commercial Real Estate
Listed By:
Rich Vaaler · License #0225198687
(703) 431-4513
Source:
Vaaler
Added: Aug 22
Changed: Aug 31
Last Checked: Sep 2 at 3:48PM
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 Vaaler Commercial Real Estate
Investment Insights
Based on property information with market context.
This office condominium property includes up to six professional townhouse-style units, each measuring approximately 800 square feet. Units may be acquired individually or combined into a configuration of up to 4,860 square feet, providing private office space rather than a shared-suite arrangement. The property was built in 1991 and is offered for sale or lease.
The office units are located at 891-895 Harrison St SE in Leesburg, Virginia, within a designated HUB Zone. On-site free parking is provided, and the available spaces are suited to professional, consulting, accounting, insurance, information technology, and government contracting operations as identified in the listing.
The office units are located at 891-895 Harrison St SE in Leesburg, Virginia, within a designated HUB Zone. On-site free parking is provided, and the available spaces are suited to professional, consulting, accounting, insurance, information technology, and government contracting operations as identified in the listing.
Key Highlights
- Up to six professional office units available
- Approximately 800 square feet per unit
- Units can be combined into up to 4,860 square feet
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
$91,998
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
4.78%
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%
$1,839,960
$1.8M
Cap Rate 7%
$1,314,257
$1.3M
Cap Rate 9%
$1,022,200
$1.0M
Market Conditions
NOI Build-Up for 4,860 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
$143.5K $29.52/SF
− Vacancy
−$20.8K −$4.28/SF
EGI
$122.7K $25.24/SF
− OpEx
−$30.7K −$6.31/SF
NOI
$92.0K $18.93/SF
Area
Loudoun 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%
$1,839,960
Cap Rate 7%
$1,314,257
Cap Rate 9%
$1,022,200
Alternative Uses
Best Use
Office B
$1.31M
$1.15M – $1.53M
NOI $91,998 @ 7.0% cap · market cap 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.52M
$1.33M – $1.78M
NOI $106,616 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,322
Businesses Nearby
Explore this area
Business Placement
Demographics for 20175, VA
33,245
Population
12,695
Households
2.6
Avg Household Size
38
Median Age
64%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
563
Density / Sq Mi
$168,035
Median Household Income
$80,588
Median Earnings
$2,039
Median Rent
$717,700
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 - Private professional office units with flexible combination options and on-site parking.
Where is this office units located?
The property is located at 891-895 Harrison St SE Leesburg, VA.
What is the asking price?
The asking price for this property is $1,925,000.
What are key features of this property?
This property features: Up to six professional office units available; Approximately 800 square feet per unit; Units can be combined into up to 4,860 square feet
