Sell Your NNN or Investment Property in Northern Virginia
NNN, multi-tenant, medical office, retail and small multifamily. We sell income property to the 1031 and private investors who pay the most, across Loudoun, Fairfax and Prince William Counties.
closed since 2019
cap rate on a $15.3M NNN portfolio
off-market sale to a 1031 buyer
Best of Loudoun Winner,
2022 to 2026
What's the best way to sell an NNN or investment property in Northern Virginia?
Investment property sells on its income. Buyers divide your net operating income by a market cap rate, and that cap rate moves with your tenant’s strength, the lease term left, and how your rent compares to market. The best results come from tightening the income first, then putting the property in front of 1031 exchange buyers and private investors who need to place money now. Serafin Real Estate, based in Leesburg, has sold NNN and multi-tenant investments across Northern Virginia, including a $15.3M Montessori NNN portfolio at a 6.64% cap rate and an $11M multi-tenant flex property placed off-market with a 1031 buyer.
Four things investors pay for
Two buildings with the same income can sell hundreds of thousands of dollars apart. These four factors make the difference.
Lease Term Remaning
A fresh 10 or 15-year lease prices far better than one with three years left. Term is the first thing a buyer underwrites.
Tenant Strength
A national brand or corporate guaranty sells at a lower cap rate, which means a higher price, than a single-location tenant.
Rent vs. Market
Below-market rent with annual increases reads as upside. Above-market rent reads as risk.
Rent Structure
In an absolute NNN lease the tenant pays taxes, insurance and maintenance. The fewer landlord duties, the more investors pay.
Compete it, place it quietly, or fix the income first
The right path depends on your lease, your tenant and your timeline.
Run a competitive sale
Best for: well-leased properties with a strong tenant.
We market your property to our 1031 and private investor database, national listing platforms and the broker community, then let buyers compete. At 10371 Central Park Drive in Manassas, new 15-year NNN leases drew multiple offers and an $8.5M sale.
Sell it off-market
Best for: owners who value privacy and speed.
We match your property directly to a buyer we already know. 365 Herndon Parkway, a 52,612 SF multi-tenant flex property, sold for $11M at an 8.1% cap rate to a 1031 buyer without ever going public.
Fix the income, then sell
Best for: properties with a short lease, below-market rent or a vacancy.
A new or extended lease can add more value than any marketing. At 46386 Logan Way in Sterling, we sold the school to an operator on a new 10-year NNN lease, then sold the building to an investor for about $300,000 more than a combined sale.
Every option can be run confidentially, with offering materials released only under a confidentiality agreement.
Northern Virginia investment property by the numbers
We track every sale CoStar records in Loudoun, Fairfax and Prince William Counties and publish the results each quarter. Here’s where cap rates stand today.
| Metric | Current figure |
|---|---|
| Median cap rate, Loudoun County (2026 YTD) | 6.48% |
| Median cap rate, Fairfax County (2026 YTD) | 5.86% |
| Median cap rate, Prince William County (2026 YTD) | 6.50% |
| Average NNN childcare cap rate, 2024 to 2026 | 6.96% |
| Fairfax multifamily cap rates (2026 YTD) | 5.20% to 5.65% |
| Three-county sales volume through Q3 2026 | $12.32B |
Source: CoStar sales comparables analyzed by Serafin Real Estate, Loudoun, Fairfax and Prince William Counties. Medians of disclosed cap rates. Data through September 30, 2026.
Your cap rate depends on your tenant, lease term and location. We’ll show you the comps that matter for your property.
1031 exchanges
1031 exchanges drive a large share of investment sales in Northern Virginia. They work in your favor on both sides of the deal.
Why 1031 buyers pay well
An exchange buyer has 45 days to identify replacement property and 180 days to close, or they owe the tax. That deadline creates urgency, and urgency supports price. We keep a running list of buyers in active exchanges, which is how 365 Herndon Parkway and 413 Browning Court found their buyers.
Planning your own exchange
If you’re selling to buy again, timing is everything. We line up your sale timeline with your replacement search, and we can show you NNN and investment properties that fit your exchange before your sale closes. Talk with your CPA and qualified intermediary about the tax side; we handle the real estate side.
How we sell your property
Our process, from first call to closing
- Confidential valuation. We underwrite your property the way a buyer will: rent roll, leases, expenses and a cap rate backed by real comps.
- Strategy. We decide together whether to compete it, place it off-market, or improve the lease first, and how to time any 1031 on your side.
- Offering package. We build a professional offering memorandum with lease abstracts, operating history and market data, released under a confidentiality agreement.
- Targeted marketing. We reach 1031 buyers, private investors and family offices directly, through our email campaigns, LoopNet and Crexi, and the broker community.
- Offers, diligence and closing. We negotiate price and terms, then manage estoppels, lender requirements and the buyer’s exchange deadlines through to closing.
Recent NNN and investment sales
A selection of our investment sales. Many close quietly and never appear online.
Guidepost Montessori portfolio, Ashburn and Herndon
$15.3M NNN portfolio at a 6.64% cap rate
365 Herndon Parkway, Herndon
$11M off-market multi-tenant flex sale to a 1031 buyer
10371 Central Park Drive, Manassas
$8.5M sale-leaseback with new 15-year NNN leases
413 Browning Court, Purcellville
$4.4M industrial flex sale to a 1031 buyer
Goddard School, Herndon
$4.34M NNN sale at a 7.02% cap rate
Goddard School of Lake Ridge, Woodbridge
$3.66M NNN sale at a 7.14% cap rate
46386 Logan Way, Sterling
$3.1M NNN sale, about $300,000 more via a split sale
19420 Golf Vista Plaza, Leesburg
Medical office condo sold at a 7.47% cap rate in four months
“Joe and his team did a great job selling my property. From promotion of it nationally to looking at creative alternatives to sell it in a tough market. Ultimately it was their creativity that found us a buyer!”
Mike C, Seller
413 Browning Ct
Who's buying investment property in Northern Virginia
Most investment buyers here are private: individuals and families completing 1031 exchanges, local investors adding to their holdings, and family offices looking for durable income. Regional funds and operators buying their own buildings round out the field. Demand is strongest for NNN properties with long leases, medical and childcare tenants, and small-bay industrial and flex.
in three-county sales through Q3 2026
of disclosed Loudoun buyers in 2026 were private buyers
Investment property we sell
Investment property sales across Northern Virginia
Loudoun County
6.48% median cap rate, 2026
Ashburn, Leesburg, Sterling, South Riding, Aldie, Purcellville, Brambleton
Fairfax County
5.86% median cap rate, 2026
Chantilly, Herndon, Reston, Fairfax, Centreville, Clifton, Great Falls, McLean
Prince William Co.
6.50% median cap rate, 2026
Woodbridge, Manassas, Gainesville, Bristow, Haymarket, Lake Ridge
Also Serving
Beyond the 3 Counties
Arlington, Alexandria, Clarke County and Winchester
ABOUT THE BROKER
Joe Serafin
Owner and Principal Broker, Serafin Real Estate
Born and raised in Northern Virginia, Joe began his career representing investors and developers, including The Carlyle Group, JBG and FinMarc. He has closed more than $1.3 billion in commercial real estate since 2005 and founded Serafin Real Estate in 2019 to focus on this region. Joe writes SRE’s quarterly Commercial Real Estate Report, tracking every sale and cap rate in Loudoun, Fairfax and Prince William, and serves on the MAREMA board.
Frequently asked questions about selling investment property
What cap rate will my investment property sell at?
It depends on your tenant, lease term and location. Through the third quarter of 2026, median cap rates were 5.86% in Fairfax County, 6.48% in Loudoun County and 6.50% in Prince William County. NNN childcare sales averaged 6.96% from 2024 to 2026. A long lease to a strong tenant sells at the low end; a short lease or a single-location tenant sells higher.
What is an NNN lease, and why do investors pay more for it?
In a triple net (NNN) lease, the tenant pays the property taxes, insurance and maintenance on top of rent. The owner collects income with few expenses or management duties. Investors pay a premium for that predictability, especially with a long lease and annual rent increases.
How does a 1031 exchange help me sell my property?
A 1031 exchange lets an investor defer capital gains tax by reinvesting sale proceeds into another investment property. Exchange buyers must identify a replacement property within 45 days and close within 180 days. That deadline makes them motivated, decisive buyers, which supports your price.
I want to do a 1031 exchange myself. Can you help?
Yes. We time your sale around your replacement search and can show you NNN and investment properties that fit your exchange before your sale closes. Your CPA and qualified intermediary handle the tax requirements; we handle the real estate.
Should I extend or sign a new lease before I sell?
Often, yes. A short lease or below-market rent can cap your price. At 46386 Logan Way, a new 10-year NNN lease led to a sale about $300,000 higher than a combined sale, and at 19420 Golf Vista Plaza, leasing a vacant condo first turned it into an investment that sold in four months.
Can you sell my investment property off-market?
Yes. We keep active lists of 1031 and private buyers and can place your property quietly. 365 Herndon Parkway sold for $11M to a 1031 buyer without a public listing.
What documents will an investor want to see?
Have your rent roll, copies of all leases and amendments, two to three years of operating statements, current property tax and insurance bills, and any service contracts ready. During due diligence, buyers will also request tenant estoppel certificates confirming lease terms.
Do you sell multi-tenant and multifamily properties too?
Yes. Beyond single-tenant NNN, we sell multi-tenant flex and office, medical office, retail, and small multifamily and condo portfolios across Northern Virginia.
Thinking about selling your investment property?
Start with a confidential conversation. We’ll show you where your cap rate should land, who’s buying right now, and whether a lease change before the sale would put more money in your pocket. No obligation.
Or email Info@serafinre.com