Automotive Service
For Sale
$995,000
106-22854 Bryant Ct, Sterling, VA 20166
PDGI-zoned unit with mezzanine office space and an established automotive operation.
Property Size2,485 SF
Price / SF$400.40
Days on Market82
Property Features for 106-22854 Bryant Ct
General Information
Standard status
Active
Size
2,485 SF
Zoning
PDGI
Taxes and HOA fees
Annual Taxes
$5,332
Listing Agency:
Pearson Smith Realty, LLC
(703) 932-4334
Listed By:
Chris Zarou · License #0225222449
(703) 932-4334
Source:
Exprealty
Added: Jun 10
Changed: Aug 29
Last Checked: Aug 29 at 8:15PM
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 2,485-square-foot commercial condominium at 106-22854 Bryant Ct includes service and operational areas, along with office space on a mezzanine. The unit is occupied and operating as an automotive business, with an existing automotive use and a layout that supports automotive or industrial activities allowed under PDGI zoning.
The property is in Sterling, Virginia, with access to major transportation corridors and on-site parking. Its setting within the Northern Virginia market places it near Loudoun County’s commercial base and surrounding commuter routes. The configuration may accommodate an owner-user, an automotive operator, or an investor seeking a specialized commercial condominium.
The property is in Sterling, Virginia, with access to major transportation corridors and on-site parking. Its setting within the Northern Virginia market places it near Loudoun County’s commercial base and surrounding commuter routes. The configuration may accommodate an owner-user, an automotive operator, or an investor seeking a specialized commercial condominium.
Key Highlights
- 2,485‑square‑foot commercial condominium
- PDGI zoning with existing automotive use
- Service and operational areas plus mezzanine 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
$42,332
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
4.25%
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%
$846,640
$846.6K
Cap Rate 7%
$604,743
$604.7K
Cap Rate 9%
$470,356
$470.4K
Market Conditions
NOI Build-Up for 2,485 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
$62.0K $24.96/SF
− Vacancy
−$1.6K −$0.62/SF
EGI
$60.5K $24.34/SF
− OpEx
−$18.1K −$7.30/SF
NOI
$42.3K $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%
$846,640
Cap Rate 7%
$604,743
Cap Rate 9%
$470,356
Alternative Uses
Best Use
Retail
$604.7K
$529.2K – $705.5K
NOI $42,332 @ 7.0% cap · market cap 4.25%
Second Best
Flex RnD
$526.7K
$460.8K – $614.4K
NOI $36,866 @ 7.0% cap · market cap 3.71%
Theoretical Best
Specialty Retail
$778.8K
$681.4K – $908.6K
NOI $54,515 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
578
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- VVT Tires — 45149 Old Ox Rd, Sterling, VA 20166
- Nalli's Automotive & Autobody — 44964 Underwood Ln unit B, Sterling, VA 20166
- Fallon Automotive (formerly Joe's Auto Works) — 45000 Underwood Ln STE G, Sterling, VA 20166
- 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 - PDGI-zoned unit with mezzanine office space and an established automotive operation.
Where is this auto shop located?
The property is located at 106-22854 Bryant Ct Sterling, VA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 2,485‑square‑foot commercial condominium; PDGI zoning with existing automotive use; Service and operational areas plus mezzanine office space
