Mixed-Use Building with Income
For Sale
$2,240,000
100-21580 Atlantic Blvd, Sterling, VA 20166
Mixed-use building with tenants, warehouse, and high ceilings.
Property Size6,400 SF
Price / SF$350
Days on Market133
Property Features for 100-21580 Atlantic Blvd
General Information
Standard status
Active
Size
6,400 SF
Taxes and HOA fees
Annual Taxes
$8,661
Listing Agency:
Palisade Realty, Ltd.
(703) 969-5646
Listed By:
Behzad Malakooti
(703) 969-5646
Source:
Exprealty
Added: Apr 16
Changed: Aug 23
Last Checked: Aug 25 at 10:35AM
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 Palisade Realty, Ltd.
Investment Insights
Based on property information with market context.
This mixed-use building is suitable for investors or end-users. The property currently houses three tenants, generating approximately $120,000 in income. The tenants are currently on month-to-month leases but are willing to sign extended leases. The building features two floors in the front, each approximately 1600 square feet, with central HVAC. These floors are currently occupied by separate tenants. The property includes unassigned parking spaces and ample room for trailer access to the loading dock. The warehouse area, located at the rear of the building, offers approximately 3200 square feet of space, including one office, one bathroom, and gas heat. The warehouse has a separate entrance and loading dock. The unit is solidly built with a 28 ft high ceiling in the warehouse area. The property is not suitable for automotive use.
Key Highlights
- Existing tenants generate approximately $120,000 annual income.
- Tenants are willing to sign extended leases.
- Building includes two floors, each approximately 1600 sq. ft., with central HVAC.
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
$121,150
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
5.41%
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%
$2,423,000
$2.4M
Cap Rate 7%
$1,730,714
$1.7M
Cap Rate 9%
$1,346,111
$1.3M
Market Conditions
NOI Build-Up for 6,400 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
$188.9K $29.52/SF
− Vacancy
−$27.4K −$4.28/SF
EGI
$161.5K $25.24/SF
− OpEx
−$40.4K −$6.31/SF
NOI
$121.2K $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%
$2,423,000
Cap Rate 7%
$1,730,714
Cap Rate 9%
$1,346,111
Alternative Uses
Best Use
Office B
$1.73M
$1.51M – $2.02M
NOI $121,150 @ 7.0% cap · market cap 5.41%
Second Best
Mixed Use
$1.14M
$993.6K – $1.32M
NOI $79,488 @ 7.0% cap · market cap 3.55%
Theoretical Best
Specialty Retail
$2.01M
$1.76M – $2.34M
NOI $140,400 @ 7.0% cap · market cap 6.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
332
Businesses Nearby
Explore this area
Business Placement
Demographics for 20166, VA
14,164
Population
5,300
Households
2.7
Avg Household Size
34
Median Age
66%
College-Educated
93%
High-School Grad
27.2 sq mi
ZIP Area
521
Density / Sq Mi
$135,246
Median Household Income
$71,855
Median Earnings
$2,227
Median Rent
$576,400
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?
Mixed-use property - Mixed-use building with tenants, warehouse, and high ceilings.
Where is this mixed-use property located?
The property is located at 100-21580 Atlantic Blvd Sterling, VA.
What is the asking price?
The asking price for this property is $2,240,000.
What are key features of this property?
This property features: Existing tenants generate approximately $120,000 annual income.; Tenants are willing to sign extended leases.; Building includes two floors, each approximately 1600 sq. ft., with central HVAC.
