Standalone Flex Building with
For Sale
Contact for pricing
42669 Trade West Drive, Sterling, VA 20166
Standalone flex property combines warehouse, office, drive-in loading, and paved storage areas.
Property Size13,792 SF
Lot Size2.16 Acres
Price / SF$601.80
Days on Market25
Property Features for 42669 Trade West Drive
General Information
Standard status
Active
Size
13,792 SF
Lot size
2.16 Acres
Property subtype
Industrial
Zoning
PD-GI
Warehouse & Industrial
Warehouse Space
8,160 SF
Office Build-Out
5,632 SF
Drive-In Doors
5
Additional Details
Asking Price
$8,300,000
Outdoor Storage
Yes
Building Details
Buildings
1
Building Size
13,792 SF
Listing Agency:
Commercial Group Realty, Inc.
Listed By:
David Gunter · License #VA
(703) 544-1013
Source:
Crexi
Added: Aug 10
Changed: Sep 3
Last Checked: Sep 3 at 1:59AM
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 Commercial Group Realty, Inc.
Investment Insights
Based on property information with market context.
This standalone flex property contains 13,792 square feet, including 8,160 square feet of warehouse area and 5,632 square feet of office space. Five drive-in loading doors support access between the building and its 42,000-square-foot paved storage area. The property sits on 2.16 acres and is zoned PD-GI.
Located at 42669 Trade West Drive in Sterling, Virginia, the site offers a combined office, warehouse, loading, and outdoor storage configuration. The existing lease term expires February 28, 2027, providing a defined timeline for future occupancy or repositioning considerations.
Located at 42669 Trade West Drive in Sterling, Virginia, the site offers a combined office, warehouse, loading, and outdoor storage configuration. The existing lease term expires February 28, 2027, providing a defined timeline for future occupancy or repositioning considerations.
Key Highlights
- 13,792 square feet of total building area
- 8,160 square feet of warehouse space and 5,632 square feet of office space
- Five drive‑in loading doors
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
$261,078
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
3.15%
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%
$5,221,560
$5.2M
Cap Rate 7%
$3,729,686
$3.7M
Cap Rate 9%
$2,900,867
$2.9M
Market Conditions
NOI Build-Up for 13,792 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
$407.1K $29.52/SF
− Vacancy
−$59.0K −$4.28/SF
EGI
$348.1K $25.24/SF
− OpEx
−$87.0K −$6.31/SF
NOI
$261.1K $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%
$5,221,560
Cap Rate 7%
$3,729,686
Cap Rate 9%
$2,900,867
Alternative Uses
Best Use
Office B
$3.73M
$3.26M – $4.35M
NOI $261,078 @ 7.0% cap · market cap 3.15%
Second Best
Flex RnD
$2.92M
$2.56M – $3.41M
NOI $204,613 @ 7.0% cap · market cap 2.47%
Theoretical Best
Specialty Retail
$4.32M
$3.78M – $5.04M
NOI $302,562 @ 7.0% cap · market cap 3.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5
Drive-in doors
Location Intelligence
Trade Area within ½ mile
3
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?
Flex space - Standalone flex property combines warehouse, office, drive-in loading, and paved storage areas.
Where is this flex space located?
The property is located at 42669 Trade West Drive Sterling, VA.
What is the asking price?
The asking price for this property is $8,300,000.
What are key features of this property?
This property features: 13,792 square feet of total building area; 8,160 square feet of warehouse space and 5,632 square feet of office space; Five drive‑in loading doors
