Retail Space with Limited
New
For Sale
$1,197,000
1319 SHEPARD DRIVE 6, Sterling, VA 20164
Retail use is contemplated for customer traffic of 4–6 people at a time.
Property Size4,200 SF
Price / SF$285
Days on Market3
Property Features for 1319 SHEPARD DRIVE 6
General Information
Standard status
Active
Size
4,200 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$3,878
Building Details
Building Size
4,200 SF
Year Built
1988
Listing Agency:
EXP Realty, LLC
(703) 470-8002
Listed By:
Richard R Blessing III · License #0225213144
(703) 470-8002
Source:
Kerishull
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 15 at 4:44AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
The retail space at 1319 Shepard Drive was built in 1988 and contains approximately 4,200 square feet. The property is associated with a condominium structure, with unit identification details varying between the tax records and ownership materials.
Parking is very limited, which places practical constraints on customer volume. The available information identifies retail as a potential use when traffic remains within 4–6 customers at a time and indicates that the space is not suited to church use or large gatherings.
Parking is very limited, which places practical constraints on customer volume. The available information identifies retail as a potential use when traffic remains within 4–6 customers at a time and indicates that the space is not suited to church use or large gatherings.
Key Highlights
- Approximately 4,200 square feet of retail space
- Built in 1988
- Retail use contemplated for customer traffic of 4–6 at a time
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
$71,548
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
5.98%
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%
$1,430,960
$1.4M
Cap Rate 7%
$1,022,114
$1.0M
Cap Rate 9%
$794,978
$795.0K
Market Conditions
NOI Build-Up for 4,200 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
$104.8K $24.96/SF
− Vacancy
−$2.6K −$0.62/SF
EGI
$102.2K $24.34/SF
− OpEx
−$30.7K −$7.30/SF
NOI
$71.5K $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%
$1,430,960
Cap Rate 7%
$1,022,114
Cap Rate 9%
$794,978
Alternative Uses
Best Use
Retail
$1.02M
$894.4K – $1.19M
NOI $71,548 @ 7.0% cap · market cap 5.98%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.32M
$1.15M – $1.54M
NOI $92,138 @ 7.0% cap · market cap 7.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
938
Businesses Nearby
36k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 91%
Hotels & Casinos 9%
Exxon
Shops & Services
18,391 visits/mo
0.3 miles
Truist
Shops & Services
6,274 visits/mo
0.2 miles
Sunoco
Shops & Services
3,683 visits/mo
0.1 miles
Springhill Suites Dulles Airport
Hotels & Casinos
3,109 visits/mo
0.5 miles
Mr. Tire
Shops & Services
1,669 visits/mo
0.1 miles
Demographics for 20164, VA
40,888
Population
13,077
Households
3.1
Avg Household Size
36
Median Age
39%
College-Educated
81%
High-School Grad
7.6 sq mi
ZIP Area
5,380
Density / Sq Mi
$132,067
Median Household Income
$47,315
Median Earnings
$2,031
Median Rent
$526,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail use is contemplated for customer traffic of 4–6 people at a time.
Where is this retail space located?
The property is located at 1319 SHEPARD DRIVE 6 Sterling, VA.
What is the asking price?
The asking price for this property is $1,197,000.
What are key features of this property?
This property features: Approximately 4,200 square feet of retail space; Built in 1988; Retail use contemplated for customer traffic of 4–6 at a time
