Ground-Level Office
For Sale
$249,000
22636 GLENN DRIVE, Sterling, VA 20164
Efficient suite layout includes four private offices, a reception area, kitchenette, and half bath.
Property Size1,002 SF
Price / SF$248.50
Days on Market38
Property Features for 22636 GLENN DRIVE
General Information
Standard status
Active
Size
1,002 SF
Total Parking Spaces
2
Property subtype
Office
Additional Details
Floor
Ground
Taxes and HOA fees
Annual Taxes
$1,530
Amenities
Central Air
3
No Parking.
Other.
Building Details
Year Built
1988
Listing Agency:
Weichert, REALTORS
(571) 228-5050
Listed By:
Michael Lefevere · License #0225082600
(571) 228-5050
Source:
Xome
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 29 at 6:24PM
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 Weichert, REALTORS
Investment Insights
Based on property information with market context.
This 1,002-square-foot office unit is located on the ground level with direct entry and no stairs. The interior has fresh paint and newer flooring, along with central air. Its layout includes a reception area, four private offices, a half bath, and a kitchenette, providing a defined arrangement for day-to-day office operations.
Built in 1988, the property is at 22636 Glenn Drive in Sterling, Virginia, within the area described as Data-Center Alley and near Dulles Airport. The surrounding business context includes Fortune 500 companies, government contractors, and other commercial operations. The unit is offered for sale and is suitable for an owner-user or investor seeking an office asset in this business community.
Built in 1988, the property is at 22636 Glenn Drive in Sterling, Virginia, within the area described as Data-Center Alley and near Dulles Airport. The surrounding business context includes Fortune 500 companies, government contractors, and other commercial operations. The unit is offered for sale and is suitable for an owner-user or investor seeking an office asset in this business community.
Key Highlights
- 1002 SF ground‑level office unit
- Four private offices, reception area, kitchenette, and 1/2 bath
- Direct ground‑level entry with no stairs
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
$18,968
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
7.62%
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%
$379,360
$379.4K
Cap Rate 7%
$270,971
$271.0K
Cap Rate 9%
$210,756
$210.8K
Market Conditions
NOI Build-Up for 1,002 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
$29.6K $29.52/SF
− Vacancy
−$4.3K −$4.28/SF
EGI
$25.3K $25.24/SF
− OpEx
−$6.3K −$6.31/SF
NOI
$19.0K $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%
$379,360
Cap Rate 7%
$270,971
Cap Rate 9%
$210,756
Alternative Uses
Best Use
Office B
$271.0K
$237.1K – $316.1K
NOI $18,968 @ 7.0% cap · market cap 7.62%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$314.0K
$274.8K – $366.4K
NOI $21,981 @ 7.0% cap · market cap 8.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
979
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Efficient suite layout includes four private offices, a reception area, kitchenette, and half bath.
Where is this office units located?
The property is located at 22636 GLENN DRIVE Sterling, VA.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: 1002 SF ground‑level office unit; Four private offices, reception area, kitchenette, and 1/2 bath; Direct ground‑level entry with no stairs
