Corner Office
New
For Sale
$489,600
9110 Railroad Dr #230, Manassas Park, VA 20111
Professional office space with flexible B-1 zoning, private offices, conference rooms, and collaborative work areas.
Property Size1,632 SF
Price / SF$300
Days on Market6
Property Features for 9110 Railroad Dr #230
General Information
Standard status
Active
Size
1,632 SF
Property subtype
Commercial
Zoning
B-1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$3,383
Building Details
Year Built
2008
Tenancy
Single
Listing Agency:
WRIGHT REALTY, INC.
(703) 368-8136
Listed By:
EDWARD B WRIGHT III · License #0225039100
(703) 282-2372
Source:
Corcoran
Added: Sep 2
Changed: Sep 6
Last Checked: Sep 7 at 8:40AM
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 WRIGHT REALTY, INC.
Investment Insights
Based on property information with market context.
Suite 230 is a 1,632-square-foot office unit within a professional building completed in 2008 at 9110 Railroad Dr in Manassas Park. The corner suite provides 1,439 square feet of net office area, with strong window exposure, private offices, large conference rooms, and open collaborative workspace. The layout supports professional, medical, and administrative uses under B-1 zoning, subject to the stated restriction against dental and oral surgery practices.
The property is positioned near the VRE and is currently leased through October 2027. Three suites are identified as available within the building, with Suite 230 specifically described as the corner office unit.
The property is positioned near the VRE and is currently leased through October 2027. Three suites are identified as available within the building, with Suite 230 specifically described as the corner office unit.
Key Highlights
- 1,632 SF office suite with 1,439 SF net area
- Corner unit with extensive window lines
- Flexible B‑1 zoning supports professional, medical, and administrative uses
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
$21,851
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
4.46%
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%
$437,020
$437.0K
Cap Rate 7%
$312,157
$312.2K
Cap Rate 9%
$242,789
$242.8K
Market Conditions
NOI Build-Up for 1,632 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
$34.1K $20.88/SF
− Vacancy
−$4.9K −$3.03/SF
EGI
$29.1K $17.85/SF
− OpEx
−$7.3K −$4.46/SF
NOI
$21.9K $13.39/SF
Area
Manassas Park County, VA
Vacancy
14.50%
Lease Rate
$20.88 /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%
$437,020
Cap Rate 7%
$312,157
Cap Rate 9%
$242,789
Alternative Uses
Best Use
Office B
$312.2K
$273.1K – $364.2K
NOI $21,851 @ 7.0% cap · market cap 4.46%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$906.5K
$793.2K – $1.06M
NOI $63,452 @ 7.0% cap · market cap 12.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
473
Businesses Nearby
Explore this area
Business Placement
Demographics for 20111, VA
38,883
Population
12,066
Households
3.2
Avg Household Size
34
Median Age
30%
College-Educated
81%
High-School Grad
16.4 sq mi
ZIP Area
2,371
Density / Sq Mi
$109,785
Median Household Income
$52,377
Median Earnings
$2,020
Median Rent
$449,400
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 - Professional office space with flexible B-1 zoning, private offices, conference rooms, and collaborative work areas.
Where is this office units located?
The property is located at 9110 Railroad Dr #230 Manassas Park, VA.
What is the asking price?
The asking price for this property is $489,600.
What are key features of this property?
This property features: 1,632 SF office suite with 1,439 SF net area; Corner unit with extensive window lines; Flexible B‑1 zoning supports professional, medical, and administrative uses
