Warehouse Condominium Flex
For Sale
Contact for pricing
114 Oakgrove Road, Sterling, VA 20166
Each warehouse condo includes a large drive-in door, built-out office area, and bathroom facilities.
Property Size8,140 SF
Price / SF$122.24
Days on Market51
Property Features for 114 Oakgrove Road
General Information
Standard status
Active
Size
8,140 SF
Total Parking Spaces
5
Property subtype
Industrial
Additional Details
Highway Access
Yes
Drive-In Doors
1
Building Details
Year Built
1987
Listing Agency:
Anderson Commercial Real Estate, Inc.
(703) 404-3702
Listed By:
Stuart Anderson · License #VA 0225042953
Source:
Crexi
Added: Jul 7
Changed: Aug 21
Last Checked: Aug 25 at 9:29AM
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 Anderson Commercial Real Estate, Inc.
Investment Insights
Based on property information with market context.
This offering presents warehouse condominium flex units in Sterling, VA, with options to own one, two, or three contiguous spaces. Each unit is described as having a large drive-in door, a built-out office area, and one or two bathrooms, along with dedicated warehouse space.
The units are located just off Route 606, with Route 28, the Dulles Toll Road, Herndon Parkway, and other thoroughfares noted as nearby. The contiguous configuration allows the spaces to be combined to create additional contiguous warehouse and office area for a single occupant or investor.
Individual unit sizes are identified as 2,700 SF, 3,000 SF, and 2,440 SF, providing flexible acquisition choices for businesses seeking practical warehouse setups with office improvements. The seller indicates the units are best suited for a range of businesses excluding automotive uses.
The units are located just off Route 606, with Route 28, the Dulles Toll Road, Herndon Parkway, and other thoroughfares noted as nearby. The contiguous configuration allows the spaces to be combined to create additional contiguous warehouse and office area for a single occupant or investor.
Individual unit sizes are identified as 2,700 SF, 3,000 SF, and 2,440 SF, providing flexible acquisition choices for businesses seeking practical warehouse setups with office improvements. The seller indicates the units are best suited for a range of businesses excluding automotive uses.
Key Highlights
- Year built 1987 warehouse condo units with large drive‑in doors and warehouse space
- Unit sizes include 2,700 SF, 3,000 SF, and 2,440 SF
- Each unit features a built‑out office area plus 1 or 2 bathrooms
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
$63,957
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
6.43%
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%
$1,279,140
$1.3M
Cap Rate 7%
$913,671
$913.7K
Cap Rate 9%
$710,633
$710.6K
Market Conditions
NOI Build-Up for 8,140 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
$79.1K $9.72/SF
− Vacancy
−$3.9K −$0.48/SF
EGI
$75.2K $9.24/SF
− OpEx
−$11.3K −$1.39/SF
NOI
$64.0K $7.86/SF
Area
Loudoun County, VA
Vacancy
4.90%
Lease Rate
$9.72 /SF/Yr
Expense Ratio
15.00%
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%
$1,279,140
Cap Rate 7%
$913,671
Cap Rate 9%
$710,633
Alternative Uses
Best Use
Flex RnD
$1.73M
$1.51M – $2.01M
NOI $120,762 @ 7.0% cap · market cap 12.14%
Second Best
Warehouse
$913.7K
$799.5K – $1.07M
NOI $63,957 @ 7.0% cap · market cap 6.43%
Theoretical Best
Specialty Retail
$2.55M
$2.23M – $2.98M
NOI $178,571 @ 7.0% cap · market cap 17.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
408
Businesses Nearby
Balanced
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
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Frequently Asked Questions
What type of property is this?
Flex space - Each warehouse condo includes a large drive-in door, built-out office area, and bathroom facilities.
Where is this flex space located?
The property is located at 114 Oakgrove Road 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: Year built 1987 warehouse condo units with large drive‑in doors and warehouse space; Unit sizes include 2,700 SF, 3,000 SF, and 2,440 SF; Each unit features a built‑out office area plus 1 or 2 bathrooms
