Office Building Near Medical
For Sale
Contact for pricing
46179 Westlake Dr, Sterling, VA 20165
For sale office building positioned among professional and medical neighbors near Dulles Airport, with nearby retail and restaurants.
Property Size6,742 SF
Price / SF$295
Days on Market186
Property Features for 46179 Westlake Dr
General Information
Standard status
Active
Size
6,742 SF
Property subtype
OFFICE
Listing Agency:
Transwestern | Mid-Atlantic
(202) 775-7000
Listed By:
Megan Rearden
(703) 299-6363
Source:
Moodyscre
Added: Mar 9
Changed: Sep 4
Last Checked: Sep 9 at 5:30PM
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 Transwestern | Mid-Atlantic
Investment Insights
Based on property information with market context.
This for-sale office building at 46179 Westlake Dr in Sterling, VA is situated in a business-oriented area with professional and medical neighbors.
The property’s setting is near Dulles Airport and surrounded by retail and restaurant options, supporting day-to-day accessibility for employees and visitors.
The listing is for an office building with a total size of 6,742 square feet.
The property’s setting is near Dulles Airport and surrounded by retail and restaurant options, supporting day-to-day accessibility for employees and visitors.
The listing is for an office building with a total size of 6,742 square feet.
Key Highlights
- Office building for sale at 46179 Westlake Dr, Sterling, VA
- Located near Dulles Airport
- Surrounded by professional and medical neighbors
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
$127,624
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
6.42%
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%
$2,552,480
$2.6M
Cap Rate 7%
$1,823,200
$1.8M
Cap Rate 9%
$1,418,044
$1.4M
Market Conditions
NOI Build-Up for 6,742 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
$199.0K $29.52/SF
− Vacancy
−$28.9K −$4.28/SF
EGI
$170.2K $25.24/SF
− OpEx
−$42.5K −$6.31/SF
NOI
$127.6K $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%
$2,552,480
Cap Rate 7%
$1,823,200
Cap Rate 9%
$1,418,044
Alternative Uses
Best Use
Office B
$1.82M
$1.60M – $2.13M
NOI $127,624 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.11M
$1.85M – $2.47M
NOI $147,903 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,906
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - For sale office building positioned among professional and medical neighbors near Dulles Airport, with nearby retail and restaurants.
Where is this office building located?
The property is located at 46179 Westlake Dr Sterling, VA.
What is the asking price?
The asking price for this property is $1,988,890.
What are key features of this property?
This property features: Office building for sale at 46179 Westlake Dr, Sterling, VA; Located near Dulles Airport; Surrounded by professional and medical neighbors
