Ground-Level End-Unit
For Sale
$315,000
45571 Shepard Drive Unit 101, Sterling, VA 20164
Office/showroom layout with two private offices, an open work area, kitchen, and private restroom.
Property Size1,333 SF
Price / SF$236.31
Days on Market421
Property Features for 45571 Shepard Drive Unit 101
General Information
Standard status
Active
Size
1,333 SF
Property subtype
Office
Additional Details
Floor
Ground Level
End Cap
Yes
Taxes and HOA fees
Annual Taxes
$1,960
Amenities
kitchen area
private restroom
Central Air
3
PDIP
Parking.
Lot.
Other.
Building Details
Year Built
1991
Listing Agency:
East Coast Commercial Investment Realty, LLC
(571) 243-6387
Listed By:
George Dungan · License #0225201842
(571) 243-6387
Source:
Xome
Added: Jul 7, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:20PM
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 East Coast Commercial Investment Realty, LLC
Investment Insights
Based on property information with market context.
This 1,333-square-foot office unit occupies a ground-level end position and is configured for combined office and showroom use. The interior includes two private offices, a larger open area, a kitchen, and a private restroom. The space has a modern design and has been well maintained, with central air conditioning serving the premises.
Built in 1991, the unit includes parking and is located at 45571 Shepard Drive, Unit 101, in Sterling, Virginia. The HVAC system was replaced less than two years ago, providing a recent mechanical update for the office.
Built in 1991, the unit includes parking and is located at 45571 Shepard Drive, Unit 101, in Sterling, Virginia. The HVAC system was replaced less than two years ago, providing a recent mechanical update for the office.
Key Highlights
- 1,333‑square‑foot ground‑level end unit
- Configured as an office and showroom
- Two private offices plus an open main area
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
$25,233
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
8.01%
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%
$504,660
$504.7K
Cap Rate 7%
$360,471
$360.5K
Cap Rate 9%
$280,367
$280.4K
Market Conditions
NOI Build-Up for 1,333 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
$39.4K $29.52/SF
− Vacancy
−$5.7K −$4.28/SF
EGI
$33.6K $25.24/SF
− OpEx
−$8.4K −$6.31/SF
NOI
$25.2K $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%
$504,660
Cap Rate 7%
$360,471
Cap Rate 9%
$280,367
Alternative Uses
Best Use
Office B
$360.5K
$315.4K – $420.6K
NOI $25,233 @ 7.0% cap · market cap 8.01%
Second Best
Retail
$324.4K
$283.9K – $378.5K
NOI $22,708 @ 7.0% cap · market cap 7.21%
Theoretical Best
Specialty Retail
$417.8K
$365.5K – $487.4K
NOI $29,243 @ 7.0% cap · market cap 9.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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 - Office/showroom layout with two private offices, an open work area, kitchen, and private restroom.
Where is this office units located?
The property is located at 45571 Shepard Drive Unit 101 Sterling, VA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,333‑square‑foot ground‑level end unit; Configured as an office and showroom; Two private offices plus an open main area
