Automotive-Use Commercial
For Sale
$1,706,250
22854 Bryant Court Unit 105, Sterling, VA 20166
Commercial condominium unit with existing automotive operation, flexible service and office space, and PDGI zoning.
Property Size4,550 SF
Price / SF$375
Days on Market114
Property Features for 22854 Bryant Court Unit 105
General Information
Standard status
Active
Size
4,550 SF
Property subtype
Commercial
Zoning
PDGI
Lease Term
[]
Additional Details
Highway Access
Yes
Building Details
Year Built
1988
Listing Agency:
Pearson Smith Realty,LLC
(703) 932-4334
Listed By:
Chris Zarou · License #0225222449
Source:
Deepcreeklake
Added: May 3
Changed: Aug 23
Last Checked: Aug 24 at 6:16AM
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 Pearson Smith Realty,LLC
Investment Insights
Based on property information with market context.
This for-sale commercial condominium unit is currently occupied and operating as an automotive business. With a flexible floor plan, the interior includes a combination of service and operational areas along with office space designed to support an automotive-focused environment.
The unit is offered under PDGI zoning and is positioned as a specialized, automotive-approved commercial space. The property benefits from excellent accessibility and ample parking, with proximity to major commuter routes serving Loudoun County and the broader Northern Virginia market.
An additional condominium unit within the same complex is also for sale.
The unit is offered under PDGI zoning and is positioned as a specialized, automotive-approved commercial space. The property benefits from excellent accessibility and ample parking, with proximity to major commuter routes serving Loudoun County and the broader Northern Virginia market.
An additional condominium unit within the same complex is also for sale.
Key Highlights
- 4,550 SF commercial condominium unit built in 1988
- PDGI zoning with existing automotive use and established automotive operation
- Flexible layout with service/operational/office space suited to permitted automotive and industrial uses
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
$77,510
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
4.54%
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%
$1,550,200
$1.6M
Cap Rate 7%
$1,107,286
$1.1M
Cap Rate 9%
$861,222
$861.2K
Market Conditions
NOI Build-Up for 4,550 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
$113.6K $24.96/SF
− Vacancy
−$2.8K −$0.62/SF
EGI
$110.7K $24.34/SF
− OpEx
−$33.2K −$7.30/SF
NOI
$77.5K $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%
$1,550,200
Cap Rate 7%
$1,107,286
Cap Rate 9%
$861,222
Alternative Uses
Best Use
Retail
$1.11M
$968.9K – $1.29M
NOI $77,510 @ 7.0% cap · market cap 4.54%
Second Best
Flex RnD
$964.3K
$843.8K – $1.13M
NOI $67,502 @ 7.0% cap · market cap 3.96%
Theoretical Best
Specialty Retail
$1.43M
$1.25M – $1.66M
NOI $99,816 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
578
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- VVT Tires — 45149 Old Ox Rd, Sterling, VA 20166
- Nalli's Automotive & Autobody — 44964 Underwood Ln unit B, Sterling, VA 20166
- Fallon Automotive (formerly Joe's Auto Works) — 45000 Underwood Ln STE G, Sterling, VA 20166
- Top Automotive — 44827 Old Ox Rd STE H, Sterling, VA 20166
- Daytona Automotive — 44827 Old Ox Rd unit k, Sterling, VA 20166
Frequently Asked Questions
What type of property is this?
Auto shop - Commercial condominium unit with existing automotive operation, flexible service and office space, and PDGI zoning.
Where is this auto shop located?
The property is located at 22854 Bryant Court Unit 105 Sterling, VA.
What is the asking price?
The asking price for this property is $1,706,250.
What are key features of this property?
This property features: 4,550 SF commercial condominium unit built in 1988; PDGI zoning with existing automotive use and established automotive operation; Flexible layout with service/operational/office space suited to permitted automotive and industrial uses
