Showroom-Warehouse Condominium
For Sale
$1,300,000
45915 Maries Rd Unit 180, Sterling, VA 20166
Versatile showroom with warehouse space in a commercial condominium at Cascades Business Center.
Property Size3,519 SF
Price / SF$369.42
Days on Market55
Property Features for 45915 Maries Rd Unit 180
General Information
Standard status
Active
Size
3,519 SF
Building Details
Year Built
2001
Listing Agency:
Samson Properties
Listed By:
Michelle Palomo
(703) 430-9008
Source:
Localrealestateleaders
Added: Jul 12
Changed: Sep 3
Last Checked: Sep 1 at 10:43PM
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 Samson Properties
Investment Insights
Based on property information with market context.
This showroom-warehouse condominium unit is designed with a professional customer-facing showroom area alongside warehouse space. The combined layout supports a range of functional requirements, including space for office, storage, distribution, and light industrial activity.
The unit is located within Cascades Business Center in Sterling, Virginia, just off Cascades Parkway. The setting is described as offering convenient access to major commuter routes and nearby retail, dining, and business services.
As a condominium within a business center, the property provides a self-contained commercial space configured for both showroom presence and warehouse operations.
The unit is located within Cascades Business Center in Sterling, Virginia, just off Cascades Parkway. The setting is described as offering convenient access to major commuter routes and nearby retail, dining, and business services.
As a condominium within a business center, the property provides a self-contained commercial space configured for both showroom presence and warehouse operations.
Key Highlights
- Showroom/warehouse commercial condominium unit built in 2001
- Professional showroom area plus warehouse space for customer‑facing and operational needs
- Located in Cascades Business Center in Sterling
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
$52,206
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
4.02%
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%
$1,044,120
$1.0M
Cap Rate 7%
$745,800
$745.8K
Cap Rate 9%
$580,067
$580.1K
Market Conditions
NOI Build-Up for 3,519 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
$84.5K $24.00/SF
− Vacancy
−$4.1K −$1.18/SF
EGI
$80.3K $22.82/SF
− OpEx
−$28.1K −$7.99/SF
NOI
$52.2K $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%
$1,044,120
Cap Rate 7%
$745,800
Cap Rate 9%
$580,067
Alternative Uses
Best Use
Flex RnD
$745.8K
$652.6K – $870.1K
NOI $52,206 @ 7.0% cap · market cap 4.02%
Second Best
Warehouse
$395.0K
$345.6K – $460.8K
NOI $27,649 @ 7.0% cap · market cap 2.13%
Theoretical Best
Specialty Retail
$1.10M
$965.0K – $1.29M
NOI $77,198 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
817
Businesses Nearby
Balanced
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 - Versatile showroom with warehouse space in a commercial condominium at Cascades Business Center.
Where is this flex space located?
The property is located at 45915 Maries Rd Unit 180 Sterling, VA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Showroom/warehouse commercial condominium unit built in 2001; Professional showroom area plus warehouse space for customer‑facing and operational needs; Located in Cascades Business Center in Sterling
