Second-Level Office
For Sale
$350,000
9522 Lee Highway 9522c, Fairfax, VA 22031
Five windowed private offices, on-site storage, and in-unit HVAC support a flexible commercial layout.
Property Size1,500 SF
Price / SF$233.33
Days on Market34
Property Features for 9522 Lee Highway 9522c
General Information
Standard status
Active
Size
1,500 SF
Elevators
No
Zoning
C-6
Additional Details
Floor
2
Road Access
Yes
Amenities
abundant natural light
five private offices with windows
on-site storage
in-unit HVAC system
Building Details
Year Built
1980
Listing Agency:
Long & Foster Real Estate, Inc.
(703) 790-1990
Listed By:
Erika Garcia · License #0225201493
Source:
Fulcrum-residential
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 25 at 4:40AM
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 Long & Foster Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 1,500-square-foot office unit occupies the second level of a building constructed in 1980. The layout includes five private offices with windows, on-site storage, in-unit HVAC, and ample parking. Natural light is present throughout the suite. The building does not have an elevator.
Access to the property includes Route 29 and Route 50, with the parking lot entered from Blake Lane. The property is zoned C-6 (Community Retail Commercial), which permits office, retail, and service-related uses subject to Fairfax County regulations and approvals. Any proposed use also remains subject to applicable condominium association rules and approval requirements.
Access to the property includes Route 29 and Route 50, with the parking lot entered from Blake Lane. The property is zoned C-6 (Community Retail Commercial), which permits office, retail, and service-related uses subject to Fairfax County regulations and approvals. Any proposed use also remains subject to applicable condominium association rules and approval requirements.
Key Highlights
- 1,500‑square‑foot second‑level office unit
- Five private offices, each with windows
- In‑unit HVAC and on‑site storage
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
$28,395
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
8.11%
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%
$567,900
$567.9K
Cap Rate 7%
$405,643
$405.6K
Cap Rate 9%
$315,500
$315.5K
Market Conditions
NOI Build-Up for 1,500 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
$44.3K $29.52/SF
− Vacancy
−$6.4K −$4.28/SF
EGI
$37.9K $25.24/SF
− OpEx
−$9.5K −$6.31/SF
NOI
$28.4K $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%
$567,900
Cap Rate 7%
$405,643
Cap Rate 9%
$315,500
Alternative Uses
Best Use
Office B
$405.6K
$354.9K – $473.3K
NOI $28,395 @ 7.0% cap · market cap 8.11%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.29M
$5.50M – $7.34M
NOI $440,134 @ 7.0% cap · market cap 125.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,111
Businesses Nearby
Explore this area
Business Placement
Demographics for 22031, VA
35,256
Population
15,390
Households
2.3
Avg Household Size
36
Median Age
72%
College-Educated
96%
High-School Grad
7.1 sq mi
ZIP Area
4,966
Density / Sq Mi
$129,743
Median Household Income
$74,178
Median Earnings
$2,267
Median Rent
$710,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Five windowed private offices, on-site storage, and in-unit HVAC support a flexible commercial layout.
Where is this office units located?
The property is located at 9522 Lee Highway 9522c Fairfax, VA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,500‑square‑foot second‑level office unit; Five private offices, each with windows; In‑unit HVAC and on‑site storage
