Office Condo Unit with Lake
For Sale
Contact for pricing
46179 Westlake Dr, Sterling, VA 20165
Lakefront office condo built out with five private offices, an open collaborative area, and prominent signage.
Property Size1,543 SF
Price / SF$235
Days on Market428
Property Features for 46179 Westlake Dr
General Information
Standard status
Active
Size
1,543 SF
Property subtype
OFFICE
Listing Agency:
Lauer Commercial Real Estate
(703) 620-2500
Listed By:
Andy Lauer
(703) 967-2417
Source:
Moodyscre
Added: Jul 17, 2025
Changed: Sep 3
Last Checked: Sep 16 at 4:21PM
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 Lauer Commercial Real Estate
Investment Insights
Based on property information with market context.
Beautiful 1,543 SF office condo unit for sale located right on the lake. The space is built out with five separate offices plus an open area designed for collaborative work, making it suitable for medical or office use. Prominent signage is available at the front of the building, and there is also signage facing Bungalow Lake House on the lake.
The unit sits on Westlake Dr in Cascades, VA, across the street and within walking distance to the new proposed expansion of Cascades Marketplace, including up to 850 residential units and 30,000 of new walkable retail.
For an organization looking for a finished office environment with flexible private-and-open work zones, this condo layout supports both individual work and collaboration while maintaining strong visibility.
The unit sits on Westlake Dr in Cascades, VA, across the street and within walking distance to the new proposed expansion of Cascades Marketplace, including up to 850 residential units and 30,000 of new walkable retail.
For an organization looking for a finished office environment with flexible private-and-open work zones, this condo layout supports both individual work and collaboration while maintaining strong visibility.
Key Highlights
- 1,543 SF built‑out office condo unit right on the lake
- Five separate offices plus open collaborative work environment
- Signage at the front of the building for visibility
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
$29,209
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
8.06%
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%
$584,180
$584.2K
Cap Rate 7%
$417,271
$417.3K
Cap Rate 9%
$324,544
$324.5K
Market Conditions
NOI Build-Up for 1,543 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
$45.5K $29.52/SF
− Vacancy
−$6.6K −$4.28/SF
EGI
$38.9K $25.24/SF
− OpEx
−$9.7K −$6.31/SF
NOI
$29.2K $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%
$584,180
Cap Rate 7%
$417,271
Cap Rate 9%
$324,544
Alternative Uses
Best Use
Office B
$417.3K
$365.1K – $486.8K
NOI $29,209 @ 7.0% cap · market cap 8.06%
Second Best
Healthcare Medical
$410.6K
$359.3K – $479.1K
NOI $28,743 @ 7.0% cap · market cap 7.93%
Theoretical Best
Specialty Retail
$483.6K
$423.1K – $564.2K
NOI $33,850 @ 7.0% cap · market cap 9.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
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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 units - Lakefront office condo built out with five private offices, an open collaborative area, and prominent signage.
Where is this office units located?
The property is located at 46179 Westlake Dr Sterling, VA.
What is the asking price?
The asking price for this property is $362,605.
What are key features of this property?
This property features: 1,543 SF built‑out office condo unit right on the lake; Five separate offices plus open collaborative work environment; Signage at the front of the building for visibility
