Automotive-Use Commercial
For Sale
$995,000
22854 Bryant Ct Unit 106, Sterling, VA 20166
Condo unit with PDGI zoning and an operating automotive setup, featuring service and office space on a mezzanine.
Property Size2,485 SF
Price / SF$400.40
Days on Market48
Property Features for 22854 Bryant Ct Unit 106
General Information
Standard status
Active
Size
2,485 SF
Zoning
PDGI
Building Details
Year Built
1988
Listing Agency:
Pearson Smith Realty, LLC
Listed By:
Chris Zarou · License #0225222449
(703) 932-4334
Source:
Kandorre
Added: Jul 21
Changed: Aug 14
Last Checked: Sep 5 at 10:32AM
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 commercial condominium unit is currently occupied and operating as an automotive business. The flexible layout combines service and operational areas with office space on a mezzanine, supporting automotive and industrial use within the parameters of the existing PDGI zoning.
The property is offered in a convenient Sterling area setting with ample parking and accessibility to major commuter routes serving Loudoun County and the surrounding Northern Virginia market.
Unit 106 is being marketed as a specialized automotive-approved commercial space, with an existing business environment and practical buildout for an automotive operator or owner-user seeking an established setup.
The property is offered in a convenient Sterling area setting with ample parking and accessibility to major commuter routes serving Loudoun County and the surrounding Northern Virginia market.
Unit 106 is being marketed as a specialized automotive-approved commercial space, with an existing business environment and practical buildout for an automotive operator or owner-user seeking an established setup.
Key Highlights
- 2,485 SF commercial condominium unit built in 1988
- PDGI zoning with an existing automotive use and operating business setup
- Service and operational space plus office space on a mezzanine level
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
$42,332
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
4.25%
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%
$846,640
$846.6K
Cap Rate 7%
$604,743
$604.7K
Cap Rate 9%
$470,356
$470.4K
Market Conditions
NOI Build-Up for 2,485 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
$62.0K $24.96/SF
− Vacancy
−$1.6K −$0.62/SF
EGI
$60.5K $24.34/SF
− OpEx
−$18.1K −$7.30/SF
NOI
$42.3K $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%
$846,640
Cap Rate 7%
$604,743
Cap Rate 9%
$470,356
Alternative Uses
Best Use
Retail
$604.7K
$529.2K – $705.5K
NOI $42,332 @ 7.0% cap · market cap 4.25%
Second Best
Industrial
$234.8K
$205.4K – $273.9K
NOI $16,435 @ 7.0% cap · market cap 1.65%
Theoretical Best
Specialty Retail
$778.8K
$681.4K – $908.6K
NOI $54,515 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
578
Businesses Nearby
35k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 88%
Hotels & Casinos 11%
Home Improvements & Furnishings 1%
Sheetz
Shops & Services
24,539 visits/mo
0.3 miles
Fairfield Inn & Suites Dulles Airport
Hotels & Casinos
3,931 visits/mo
0.5 miles
Caliber Collision
Shops & Services
1,274 visits/mo
0.4 miles
Penske Truck Rental
Shops & Services
1,270 visits/mo
0.4 miles
Caliber Collision
Shops & Services
1,080 visits/mo
0.0 miles
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 Retail 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 - Condo unit with PDGI zoning and an operating automotive setup, featuring service and office space on a mezzanine.
Where is this auto shop located?
The property is located at 22854 Bryant Ct Unit 106 Sterling, VA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 2,485 SF commercial condominium unit built in 1988; PDGI zoning with an existing automotive use and operating business setup; Service and operational space plus office space on a mezzanine level
