Storefront Property with Limited
For Sale
$1,197,000
1319 Shepard Dr Unit 6, Sterling, VA 20164
A 1988 commercial space with a 4,200-square-foot interior and restricted parking capacity.
Property Size4,200 SF
Price / SF$285
Days on Market53
Property Features for 1319 Shepard Dr Unit 6
General Information
Standard status
Active
Size
4,200 SF
Building Details
Year Built
1988
Listing Agency:
EXP Realty, LLC
(703) 470-8002
Listed By:
Richard R Blessing III · License #0225213144
Source:
Ginalaird
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 29 at 9:44PM
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.
This storefront property provides 4,200 square feet within a building constructed in 1988. The property is associated with a condominium arrangement and is located at 1319 Shepard Dr in Sterling, Virginia.
Parking is very limited. The available property information indicates that customer traffic should remain within 4-6 people at a time and that the space is not well suited to church or large-gathering uses.
Parking is very limited. The available property information indicates that customer traffic should remain within 4-6 people at a time and that the space is not well suited to church or large-gathering uses.
Key Highlights
- 4,200 SF storefront property
- Built in 1988
- Very limited parking
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
Under-served
Demand for This Use
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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Similar Off Market Nearby
- Local Florist — 1323 Shepard Dr STE H, Sterling, VA 20164
- Rick's Flowers — 1319 Shepard Dr, Sterling, VA 20164
Frequently Asked Questions
What type of property is this?
Storefront property - A 1988 commercial space with a 4,200-square-foot interior and restricted parking capacity.
Where is this storefront property located?
The property is located at 1319 Shepard Dr Unit 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: 4,200 SF storefront property; Built in 1988; Very limited parking
