Purcellville Office Building For
For Sale
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101 E Main St, Purcellville, VA
5,776 SF office building in Purcellville, Virginia, 100% occupied.
Property Size5,776 SF
Lot Size0.08 Acres
Price / SF$311.63
Days on Market335
Property Features for 101 E Main St
General Information
Standard status
Active
Size
5,776 SF
Lot size
0.08 Acres
Property subtype
OFFICE
Listing Agency:
Vaaler Commercial Real Estate
(571) 241-8723
Listed By:
Nancy Wyatt · License #0225198687
(571) 241-8723
Source:
Moodyscre
Added: Sep 26, 2025
Changed: Jul 6
Last Checked: Aug 25 at 11:11AM
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 is a 5,776 square foot office building located in Purcellville, Virginia, situated in the DC VA Burbs area. The property is zoned C-4 and is currently at 100% occupancy.
Key Highlights
- 5,776 SF building offers ample space
- 100% occupancy, ensuring immediate income
- Zoned C‑4, allowing for various commercial 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
$109,338
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
6.07%
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%
$2,186,760
$2.2M
Cap Rate 7%
$1,561,971
$1.6M
Cap Rate 9%
$1,214,867
$1.2M
Market Conditions
NOI Build-Up for 5,776 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
$170.5K $29.52/SF
− Vacancy
−$24.7K −$4.28/SF
EGI
$145.8K $25.24/SF
− OpEx
−$36.4K −$6.31/SF
NOI
$109.3K $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%
$2,186,760
Cap Rate 7%
$1,561,971
Cap Rate 9%
$1,214,867
Alternative Uses
Best Use
Office B
$1.56M
$1.37M – $1.82M
NOI $109,338 @ 7.0% cap · market cap 6.07%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.81M
$1.58M – $2.11M
NOI $126,711 @ 7.0% cap · market cap 7.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
836
Businesses Nearby
Explore this area
Business Placement
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 building - 5,776 SF office building in Purcellville, Virginia, 100% occupied.
Where is this office building located?
The property is located at 101 E Main St Purcellville, VA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 5,776 SF building offers ample space; 100% occupancy, ensuring immediate income; Zoned C‑4, allowing for various commercial uses
