Automotive Commercial
For Sale
$1,706,250
105-22854 Bryant Ct, Sterling, VA 20166
Occupied automotive condo with PDGI zoning and flexible service-and-office layout in Sterling, VA.
Property Size4,550 SF
Price / SF$375
Days on Market63
Property Features for 105-22854 Bryant Ct
General Information
Standard status
Active
Size
4,550 SF
Zoning
PDGI
Additional Details
Business Included
Yes
Highway Access
Yes
Listing Agency:
Pearson Smith Realty, LLC
(703) 932-4334
Listed By:
Chris Zarou · License #0225222449
(703) 932-4334
Source:
Exprealty
Added: Jun 10
Changed: Jul 10
Last Checked: Aug 10 at 9:07AM
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 Pearson Smith Realty, LLC
Investment Insights
Based on property information with market context.
This offering is a commercial condominium unit totaling 4,550 square feet, currently occupied and operating as an automotive business. The layout is described as flexible, combining service and operational space with office space to support automotive activity on-site. The property is being presented as a specialized, automotive-ready space with an established operating environment.
The unit is located in Sterling, Virginia, within Loudoun County, and is marketed around convenient accessibility for customers and employees. The presentation notes ample parking and proximity to major commuter routes serving the Northern Virginia market. Zoning is identified as PDGI, and the asset is described as accommodating a variety of automotive and industrial uses permitted under that zoning.
For owner-users and automotive-related operators, the existing use and flexible service-and-office configuration may support continuity of operations while maintaining room for practical day-to-day workflow. For investors, the asset’s status as an operating automotive condominium and its PDGI zoning are highlighted as distinguishing factors within today’s market. A second condominium unit in the same offering is also noted as available for sale. Prospective purchasers should review the zoning requirements and permitted uses to confirm fit for their specific operating model.
The unit is located in Sterling, Virginia, within Loudoun County, and is marketed around convenient accessibility for customers and employees. The presentation notes ample parking and proximity to major commuter routes serving the Northern Virginia market. Zoning is identified as PDGI, and the asset is described as accommodating a variety of automotive and industrial uses permitted under that zoning.
For owner-users and automotive-related operators, the existing use and flexible service-and-office configuration may support continuity of operations while maintaining room for practical day-to-day workflow. For investors, the asset’s status as an operating automotive condominium and its PDGI zoning are highlighted as distinguishing factors within today’s market. A second condominium unit in the same offering is also noted as available for sale. Prospective purchasers should review the zoning requirements and permitted uses to confirm fit for their specific operating model.
Key Highlights
- 4550 SF commercial condominium currently occupied and operating as an automotive business
- PDGI zoning with existing automotive use for permitted automotive and industrial operations
- Flexible service‑and‑office layout with combination of operational/service areas and office space
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
$77,510
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
4.54%
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%
$1,550,200
$1.6M
Cap Rate 7%
$1,107,286
$1.1M
Cap Rate 9%
$861,222
$861.2K
Market Conditions
NOI Build-Up for 4,550 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
$113.6K $24.96/SF
− Vacancy
−$2.8K −$0.62/SF
EGI
$110.7K $24.34/SF
− OpEx
−$33.2K −$7.30/SF
NOI
$77.5K $17.04/SF
Area
Loudoun County, VA
Vacancy
2.50%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,550,200
Cap Rate 7%
$1,107,286
Cap Rate 9%
$861,222
Alternative Uses
Best Use
Retail
$1.11M
$968.9K – $1.29M
NOI $77,510 @ 7.0% cap · market cap 4.54%
Second Best
Industrial
$429.9K
$376.1K – $501.5K
NOI $30,091 @ 7.0% cap · market cap 1.76%
Theoretical Best
Specialty Retail
$1.43M
$1.25M – $1.66M
NOI $99,816 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
578
Businesses Nearby
35k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 88%
Hotels & Casinos 11%
Home Improvements & Furnishings 1%
Sheetz
Shops & Services
24,539 visits/mo
0.3 miles
Fairfield Inn & Suites Dulles Airport
Hotels & Casinos
3,931 visits/mo
0.5 miles
Caliber Collision
Shops & Services
1,274 visits/mo
0.4 miles
Penske Truck Rental
Shops & Services
1,270 visits/mo
0.4 miles
Caliber Collision
Shops & Services
1,080 visits/mo
0.0 miles
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 Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
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- Top Automotive — 44827 Old Ox Rd STE H, Sterling, VA 20166
- Daytona Automotive — 44827 Old Ox Rd unit k, Sterling, VA 20166
Frequently Asked Questions
What type of property is this?
Auto shop - Occupied automotive condo with PDGI zoning and flexible service-and-office layout in Sterling, VA.
Where is this auto shop located?
The property is located at 105-22854 Bryant Ct Sterling, VA.
What is the asking price?
The asking price for this property is $1,706,250.
What are key features of this property?
This property features: 4550 SF commercial condominium currently occupied and operating as an automotive business; PDGI zoning with existing automotive use for permitted automotive and industrial operations; Flexible service‑and‑office layout with combination of operational/service areas and office space
