Potomac Falls Professional
For Sale
Contact for pricing
Pending
46165 Westlake Dr, Sterling, VA 20165
Commercial property in Potomac Falls Professional Center with tranquil environment.
Property Size3,283 SF
Days on Market348
Property Features for 46165 Westlake Dr
General Information
Standard status
Pending
Size
3,283 SF
Property subtype
Office
Building Details
Year Built
2003
Listing Agency:
Century 21 Commercial New Millennium
(703) 943-7079
Listed By:
Ryan Rauner · License #VA
Source:
Crexi
Added: Sep 13, 2025
Changed: Aug 21
Last Checked: Aug 24 at 10:31PM
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 Century 21 Commercial New Millennium
Investment Insights
Based on property information with market context.
Located within the Potomac Falls Professional Center, this commercial property offers a tranquil environment enhanced by natural water features. Constructed in 2003 with brick materials, the building provides a professional atmosphere, complemented by the presence of a nearby pond. The property's positioning allows for picturesque views and a calming ambiance. The surrounding landscape is complemented by the sounds of water, creating an inviting setting for both clients and employees. Ample parking is available. The property contains 3,283 square feet and is located at 46165 Westlake Dr, Sterling, VA 20165.
Key Highlights
- Located in the esteemed Potomac Falls Professional Center.
- Constructed with durable brick materials.
- Built in 2003.
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
$62,146
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
7.89%
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%
$1,242,920
$1.2M
Cap Rate 7%
$887,800
$887.8K
Cap Rate 9%
$690,511
$690.5K
Market Conditions
NOI Build-Up for 3,283 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
$96.9K $29.52/SF
− Vacancy
−$14.1K −$4.28/SF
EGI
$82.9K $25.24/SF
− OpEx
−$20.7K −$6.31/SF
NOI
$62.1K $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%
$1,242,920
Cap Rate 7%
$887,800
Cap Rate 9%
$690,511
Alternative Uses
Best Use
Office B
$887.8K
$776.8K – $1.04M
NOI $62,146 @ 7.0% cap · market cap 7.89%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.03M
$900.3K – $1.20M
NOI $72,021 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,912
Businesses Nearby
Explore this area
Business Placement
Demographics for 20165, VA
33,777
Population
12,283
Households
2.7
Avg Household Size
39
Median Age
67%
College-Educated
97%
High-School Grad
9.8 sq mi
ZIP Area
3,447
Density / Sq Mi
$185,594
Median Household Income
$83,463
Median Earnings
$2,480
Median Rent
$661,300
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 building - Commercial property in Potomac Falls Professional Center with tranquil environment.
Where is this office building located?
The property is located at 46165 Westlake Dr Sterling, VA.
What is the asking price?
The asking price for this property is $787,990.
What are key features of this property?
This property features: Located in the esteemed Potomac Falls Professional Center.; Constructed with durable brick materials.; Built in 2003.
