Sterling Flex/Warehouse Building For
For Sale
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45888 Woodland Rd, Sterling, VA 20166
12,038 SF stand-alone flex/warehouse building in Sterling, Virginia.
Property Size12,038 SF
Price / SF$361.36
Days on Market771
Property Features for 45888 Woodland Rd
General Information
Standard status
Active
Size
12,038 SF
Property subtype
Industrial
Zoning
PDIP
Listing Agency:
Commercial Group Realty, Inc.
(703) 544-1013
Listed By:
David Gunter · License #VA
Source:
Crexi
Added: Jul 3, 2024
Changed: Aug 8
Last Checked: Aug 8 at 11:26AM
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 12,038 square foot stand-alone flex/warehouse building is available for sale or lease in Sterling, Virginia. The property is suitable for commercial real estate, flex space, industrial, and warehouse use.
Key Highlights
- 12,038 SF Stand Alone Building
- Flex/Warehouse Space
- Located in Sterling, VA
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
$178,591
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
4.11%
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%
$3,571,820
$3.6M
Cap Rate 7%
$2,551,300
$2.6M
Cap Rate 9%
$1,984,344
$2.0M
Market Conditions
NOI Build-Up for 12,038 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
$288.9K $24.00/SF
− Vacancy
−$14.2K −$1.18/SF
EGI
$274.8K $22.82/SF
− OpEx
−$96.2K −$7.99/SF
NOI
$178.6K $14.84/SF
Area
Loudoun County, VA
Vacancy
4.90%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$3,571,820
Cap Rate 7%
$2,551,300
Cap Rate 9%
$1,984,344
Alternative Uses
Best Use
Flex RnD
$2.55M
$2.23M – $2.98M
NOI $178,591 @ 7.0% cap · market cap 4.11%
Second Best
Warehouse
$1.35M
$1.18M – $1.58M
NOI $94,585 @ 7.0% cap · market cap 2.17%
Theoretical Best
Specialty Retail
$3.77M
$3.30M – $4.40M
NOI $264,084 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Under-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
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Frequently Asked Questions
What type of property is this?
Flex space - 12,038 SF stand-alone flex/warehouse building in Sterling, Virginia.
Where is this flex space located?
The property is located at 45888 Woodland Rd Sterling, VA.
What is the asking price?
The asking price for this property is $4,350,000.
What are key features of this property?
This property features: 12,038 SF Stand Alone Building; Flex/Warehouse Space; Located in Sterling, VA
