Mixed-Use Building with Income
For Sale
$2,240,000
21580 Atlantic Boulevard Unit 100, Sterling, VA 20166
Mixed-use building with warehouse, showroom, and office spaces for sale.
Property Size6,392 SF
Price / SF$350.44
Days on Market141
Property Features for 21580 Atlantic Boulevard Unit 100
General Information
Standard status
Active
Size
6,392 SF
Building Details
Year Built
2005
Listing Agency:
Palisade Realty, Ltd.
Listed By:
Behzad Malakooti
(703) 421-7100
Source:
Kandorre
Added: Apr 16
Changed: Sep 3
Last Checked: Sep 1 at 10:02PM
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 Palisade Realty, Ltd.
Investment Insights
Based on property information with market context.
This mixed-use building is suitable for investors or users, currently generating approximately $120,000.00 in income from three tenants on month-to-month leases. The front of the building features two floors. The first floor is suitable for use as a showroom or office, while the second floor provides office space. The property includes ample unassigned parking spaces and sufficient room for trailer access to the loading dock. The warehouse area, located at the rear of the building, includes one office, one bathroom, and gas heat, but no air conditioning. The warehouse has a ceiling height of 28 ft. The building unit is of solid construction.
Key Highlights
- Income‑generating property with approximately $120,000 annual income.
- Versatile building suitable for investors or owner‑users.
- Showroom/office space and office area across two floors.
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
$120,999
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
5.40%
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%
$2,419,980
$2.4M
Cap Rate 7%
$1,728,557
$1.7M
Cap Rate 9%
$1,344,433
$1.3M
Market Conditions
NOI Build-Up for 6,392 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
$188.7K $29.52/SF
− Vacancy
−$27.4K −$4.28/SF
EGI
$161.3K $25.24/SF
− OpEx
−$40.3K −$6.31/SF
NOI
$121.0K $18.93/SF
Area
Loudoun County, VA
Vacancy
14.50%
Lease Rate
$29.52 /SF/Yr
Expense Ratio
25.00%
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%
$2,419,980
Cap Rate 7%
$1,728,557
Cap Rate 9%
$1,344,433
Alternative Uses
Best Use
Office B
$1.73M
$1.51M – $2.02M
NOI $120,999 @ 7.0% cap · market cap 5.40%
Second Best
Retail
$1.56M
$1.36M – $1.81M
NOI $108,889 @ 7.0% cap · market cap 4.86%
Theoretical Best
Specialty Retail
$2.00M
$1.75M – $2.34M
NOI $140,225 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
583
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building with warehouse, showroom, and office spaces for sale.
Where is this mixed-use property located?
The property is located at 21580 Atlantic Boulevard Unit 100 Sterling, VA.
What is the asking price?
The asking price for this property is $2,240,000.
What are key features of this property?
This property features: Income‑generating property with approximately $120,000 annual income.; Versatile building suitable for investors or owner‑users.; Showroom/office space and office area across two floors.
