Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Retail Space in Loudoun County Title is generated by Realmo AI

    21385 Epicerie Plaza, Sterling, VA

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    Retail space for lease in a popular open-air shopping center.

    Type:RETAIL
    Property size:
    2,111 SF
    Lot size:
    13.18 Acres
    Added:
    Aug 22, 2025
    Days on Market:
    275
    Last Refresh:
    Apr 5 at 10:44 pm

    Property Features for 21385 Epicerie Plaza

    General Information

    Standard status
    Active
    Size
    2,111 SF
    Lot size
    13.18 Acres
    Property subtype
    RETAIL

    Spaces For Lease

    at 21385 Epicerie Plaza Contact us

    We can help!

    Listing Contact
    Mark Porter
    Mark Porter

    Listing agent Mark Porter

    Listing office Phillips Edison & Company - Corporate

    Listing date Aug 22, 2025

    Source Moodyscre

    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 Phillips Edison & Company - Corporate

    HighLights

    • 150,841 square foot lifestyle center in Loudoun County.
    • Located in a wealthy and fast‑growing county.
    • Diversified tenant roster includes Harris Teeter, CAVA, Pure Barre, and Chuy’s.
    • Popular dining options with local and national specialty shops.
    • Located 10 minutes from Washington Dulles International Airport.
    • Across from Northern Virginia Community College (20,000+ students).

    Overview

    This retail space is located within a 150,841 square foot lifestyle center situated on the Route 7 corridor in Loudoun County. The property benefits from its location in one of the wealthiest and fastest-growing counties in America. It is located approximately 10 minutes from Washington Dulles International Airport and across from Northern Virginia Community College, which has over 20,000 students. Cascades Overlook is a popular open-air shopping center in Loudoun County, featuring a diversified tenant mix that includes Harris Teeter, CAVA, Pure Barre, Chuy’s, and a variety of dining options alongside local and national specialty shops. The available space is 2,111 square feet.
    Location Intelligence

    Current Use by Public Records

    Strip malls

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sterling
    County
    Loudoun
    State
    Virginia
    Longitude
    -75.8704209
    Latitude
    37.6059596

    Nearby Similar for Lease

    • $2,750/Mo

      Updated Office Space in Sterling

      Updated office space in a convenient Sterling business corridor.
      21155 WHITFIELD Place, STERLING, VA 20165
      View Details
    • $2,900/Mo

      Professional Office Suite in Sterling

      Furnished office suite with modern design and convenient location.
      21495 RIDGETOP Circle, STERLING, VA 20166
      View Details
    • $5 SF/Yr
      3,100 SF

      Sterling Flex Space with Showroom

      3,100 SF flex space with showroom and warehouse.
      44810 OLD OX Rd, Sterling, VA 20166
      View Details
    • $20 SF/Yr
      5,593 SF

      Industrial Warehouse Condo For Rent

      5,593 SF industrial warehouse condo in Sterling, VA.
      22923 QUICKSILVER Dr 101, Sterling, VA 20166
      View Details
    • $30 SF/Yr
      4,588 SF

      Medical Office Near Stone Springs

      Five-story medical office building with direct hospital access.
      24430 Stone Springs Boulevard, Sterling, VA, 20166
      View Details
    • $1,500/Mo
      1,597 SF

      Professional Office Space For Lease

      Refined office space available within established accounting firm.
      21165 Whitfield Pl #207, STERLING, VA 20165
      View Details
    • $3,000/Mo
      2,000 SF

      Sterling Office/Warehouse Space Available

      2,000 SF office/warehouse space for rent in Sterling, VA.
      1323 Shepard Dr #i, STERLING, VA 20164
      View Details
    • $3,000/Mo
      1,435 SF

      Medical Office Condo For Lease

      Medical office condo in Sterling with exam rooms and lab.
      20 PIDGEON HILL Dr 205, Sterling, VA 20165
      View Details
    • $1,317/Mo

      Sterling Office Space for Rent

      Open floor plan office space in Sterling, Virginia available for rent.
      111 CARPENTER Dr M, Sterling, VA 20164
      View Details
    • $1,850/Mo

      Efficient Office Suite For Rent

      Well-located office suite with flexible layout and recent upgrades.
      22648 Glenn Dr #202, STERLING, VA 20164
      View Details
    • $15 SF/Yr

      Office Space in Sterling, VA

      Second floor office space available for lease in Sterling.
      23475 ROCK HAVEN Way, STERLING, VA 20166
      View Details

    FAQs

    What type of property is this?
    Strip mall - Retail space for lease in a popular open-air shopping center.
    Where is this strip mall located?
    The property is located at 21385 Epicerie Plaza Sterling, VA.
    What are key features of this property?
    This property features: 150,841 square foot lifestyle center in Loudoun County.; Located in a wealthy and fast‑growing county.; Diversified tenant roster includes Harris Teeter, CAVA, Pure Barre, and Chuy’s.
    (513) 554-1110 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Mark Porter
    Mark Porter
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    21385 Epicerie Plaza, Sterling, VA
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!