Flex Space with Finishing
For Sale
$1,300,000
45915 Maries Rd Unit 180, Sterling, VA 20166
Commercial condominium unit combining customer-facing space with warehouse functionality and a professionally ventilated finishing area.
Property Size3,519 SF
Price / SF$369.42
Days on Market12
Property Features for 45915 Maries Rd Unit 180
General Information
Standard status
Active
Size
3,519 SF
Amenities
spray/finishing booth
Building Details
Year Built
2001
Listing Agency:
Samson Properties
(703) 430-9008
Listed By:
Michelle Palomo
Source:
Localrealestateleaders
Added: Aug 19
Changed: Aug 28
Last Checked: Aug 29 at 12:18PM
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 3,519-square-foot commercial condominium unit at Cascades Business Center combines a showroom area with warehouse space in a flexible configuration. A professionally ventilated spray and finishing booth with exterior exhaust is included, supporting furniture refinishing, painting, staining, and related finishing applications. The layout can accommodate customer-facing, office, storage, distribution, and light industrial functions.
Built in 2001, the property is located at 45915 Maries Rd, Unit 180, in Sterling, Virginia. The site is just off Cascades Parkway and provides access to major commuter routes, with retail, dining, and business services nearby. Its position within a business center supports access for clients, employees, and vendors.
Built in 2001, the property is located at 45915 Maries Rd, Unit 180, in Sterling, Virginia. The site is just off Cascades Parkway and provides access to major commuter routes, with retail, dining, and business services nearby. Its position within a business center supports access for clients, employees, and vendors.
Key Highlights
- 3,519‑square‑foot commercial condominium unit
- Showroom and warehouse areas in one flexible layout
- Professionally ventilated spray and finishing booth included
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
$59,947
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
4.61%
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%
$1,198,940
$1.2M
Cap Rate 7%
$856,386
$856.4K
Cap Rate 9%
$666,078
$666.1K
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
$87.8K $24.96/SF
− Vacancy
−$2.2K −$0.62/SF
EGI
$85.6K $24.34/SF
− OpEx
−$25.7K −$7.30/SF
NOI
$59.9K $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%
$1,198,940
Cap Rate 7%
$856,386
Cap Rate 9%
$666,078
Alternative Uses
Best Use
Retail
$856.4K
$749.3K – $999.1K
NOI $59,947 @ 7.0% cap · market cap 4.61%
Second Best
Flex RnD
$745.8K
$652.6K – $870.1K
NOI $52,206 @ 7.0% cap · market cap 4.02%
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 - Commercial condominium unit combining customer-facing space with warehouse functionality and a professionally ventilated finishing area.
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: 3,519‑square‑foot commercial condominium unit; Showroom and warehouse areas in one flexible layout; Professionally ventilated spray and finishing booth included
