Purcellville Industrial Flex
For Sale
$2,645,000
105 CORNWELL LANE, Purcellville, VA 20132
8,640 SF industrial flex asset for sale in Purcellville.
Property Size8,640 SF
Price / SF$306.13
Days on Market192
Property Features for 105 CORNWELL LANE
General Information
Standard status
Active
Size
8,640 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$9,333
Amenities
Central Air
3
Concrete
Metal
Parking.
Lot.
Other.
Building Details
Year Built
2002
Listing Agency:
Serafin Real Estate
(703) 727-2542
Listed By:
Serafin Real Estate · License #0225239987
(703) 727-2542
Source:
Xome
Added: Feb 15
Changed: Aug 25
Last Checked: Aug 25 at 6:58AM
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 Serafin Real Estate
Investment Insights
Based on property information with market context.
Located at 105 E Cornwell Lane, this 8,640-square-foot industrial flex asset presents a prime opportunity for an owner-user to acquire a high-quality space for their business in Purcellville. The property is currently occupied by Eagle View CrossFit, a stable tenant. The property's pricing is designed to accommodate an owner-user transition, which is particularly advantageous given the scarcity of industrial space in Western Loudoun, where vacancy rates have fallen to approximately 1.6%. Acquiring this facility offers substantial financial benefits for an owner-user, providing a hedge against rent increases in Loudoun County. Ownership allows a business to stabilize long-term occupancy costs, build equity in a high-appreciation submarket, and benefit from land value appreciation. Constructed in 2002 with concrete-block, the building features Phase III heavy power and a reinforced concrete slab foundation, providing structural durability and utility for commercial or light industrial operations. With immediate access to Route 7 and proximity to Washington Dulles International Airport, 105 E Cornwell Lane is a visible hub for customers and logistics. This is a chance to control a fee-simple building within the Valley Industrial Park.
Key Highlights
- Rare opportunity to own a fee‑simple industrial building in a market with extremely low vacancy (1.6%) and limited options to purchase.
- Strategic pricing to facilitate an owner‑user transition, offering substantial financial benefits compared to leasing.
- Hedge against aggressive rent growth in Loudoun County and build equity in a high‑appreciation submarket.
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
$128,180
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
4.85%
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%
$2,563,600
$2.6M
Cap Rate 7%
$1,831,143
$1.8M
Cap Rate 9%
$1,424,222
$1.4M
Market Conditions
NOI Build-Up for 8,640 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
$207.4K $24.00/SF
− Vacancy
−$10.2K −$1.18/SF
EGI
$197.2K $22.82/SF
− OpEx
−$69.0K −$7.99/SF
NOI
$128.2K $14.84/SF
Area
Loudoun County, VA
Vacancy
4.90%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,563,600
Cap Rate 7%
$1,831,143
Cap Rate 9%
$1,424,222
Alternative Uses
Best Use
Flex RnD
$1.83M
$1.60M – $2.14M
NOI $128,180 @ 7.0% cap · market cap 4.85%
Second Best
Industrial
$816.3K
$714.3K – $952.4K
NOI $57,141 @ 7.0% cap · market cap 2.16%
Theoretical Best
Specialty Retail
$2.71M
$2.37M – $3.16M
NOI $189,540 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
719
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20132, VA
18,483
Population
6,309
Households
2.9
Avg Household Size
39
Median Age
60%
College-Educated
95%
High-School Grad
84.6 sq mi
ZIP Area
218
Density / Sq Mi
$180,663
Median Household Income
$80,404
Median Earnings
$2,225
Median Rent
$704,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - 8,640 SF industrial flex asset for sale in Purcellville.
Where is this flex space located?
The property is located at 105 CORNWELL LANE Purcellville, VA.
What is the asking price?
The asking price for this property is $2,645,000.
What are key features of this property?
This property features: Rare opportunity to own a fee‑simple industrial building in a market with extremely low vacancy (1.6%) and limited options to purchase.; Strategic pricing to facilitate an owner‑user transition, offering substantial financial benefits compared to leasing.; Hedge against aggressive rent growth in Loudoun County and build equity in a high‑appreciation submarket.
