Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    22648 Glenn Dr Sterling, VA 20164
    Back to Search
    Property profile & analytics

    22648 Glenn Dr, Sterling, VA 20164

    View on Map
    • Office Spaces
    • 950 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Office Spaces

    Property Details for 22648 Glenn Dr

    Property type
    Office Spaces

    Description

    This exceptional investment opportunity presents a portfolio of three fully leased Class B executive office condominiums located at 22648 Glenn Dr., Units 304, 305, and 306 in Sterling, Virginia. Each unit offers approximately 950 square feet and is currently under a modified lease agreement. The units are contiguous, allowing for potential expansion or flexible configurations. Unit 304 boasts five windowed offices (one suitable as a conference room), a storage room, and a private restroom. Unit 305 features five windowed offices, an interior office, a kitchenette, and a private restroom. Unit 306, an end unit, offers two windowed offices, a large open area, and a private restroom with a shower. The portfolio enjoys a 66% occupancy rate and a 6.20% cap rate. Individual unit sale prices are $223,250 for Units 304 and 305, and $228,000 for Unit 306. Lease terms vary, with Unit 304 expiring January 1, 2025

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Sterling
    County
    Loudoun
    State
    Virginia
    Longitude
    -77.4238
    Latitude
    38.9904

    Comparable in this City

    • Value Estimation by Request
      153,372 SF

      22350 Sterling Blvd

      Office Spaces
      22350 Sterling Blvd, Sterling, VA 20164
      View Details
    • Value Estimation by Request

      45640 Willow Pond Plz

      Office Spaces
      45640 Willow Pond Plz, Sterling, VA 20164
      View Details
    • Value Estimation
      $1,615,000
      6,110 SF

      1400 Shepard Dr

      OFFICE (GENERAL)
      1400 Shepard Dr, Sterling, VA 20164-7113
      View Details
    • Value Estimation by Request

      1319 Shepard Dr

      Office Spaces
      1319 Shepard Dr, Sterling, VA 20164
      View Details
    • Value Estimation by Request

      22636 Glenn Dr

      Office Spaces
      22636 Glenn Dr, Sterling, VA 20164
      View Details
    • Value Estimation by Request
      2,418 SF

      46950 Jennings Farm Dr

      Office Spaces
      46950 Jennings Farm Dr, Sterling, VA 20164
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Sterling Office Space - Unit 200

      Modern office space in prime Sterling location.
      1319 Shepard Dr, Sterling, VA 20164
      View Details
    • $315,000

      Modern Office and Showroom Space

      Well-maintained Sterling office with modern design, showroom, and private offices.
      45571 Shepard Dr, Sterling, VA 20164
      View Details
    • Contact for pricing
      61,115 SF

      Eastern Loudoun County Office Building

      Office building on 3.6 acres in Loudoun County.
      21335 Signal Hill Plz, Sterling, VA 20164
      View Details
    • Contact for pricing
      950 SF

      Office Unit with Shower

      Office unit featuring a shower, new flooring, and paint.
      22648 Glenn Dr, Sterling, VA 20164
      View Details
    • Contact for pricing
      74,729 SF

      Sterling Industrial Property For Sale

      74,729 SF industrial property available in Sterling, Virginia.
      1 Export Dr, Sterling, VA 20164
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Versatile Flex Space Available

      Flex space with new HVAC, roll-up door, and office.
      22135 Davis Dr, Sterling, VA 20164
      View Details
    • $1,317 /Mo

      Sterling Office Space for Rent

      Open floor plan office space in Sterling, Virginia available for rent.
      111 Carpenter Dr, Sterling, VA 20164
      View Details
    • $3,000 /Mo

      Sterling Office/Warehouse Space Available

      2,000 SF office/warehouse space for rent in Sterling, VA.
      1323 Shepard Dr, Sterling, VA 20164
      View Details
    • $2.00 SF/Yr

      Efficient Office Suite For Rent

      Well-located office suite with flexible layout and recent upgrades.
      22648 Glenn Dr, Sterling, VA 20164
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    22648 Glenn Dr
    Sterling, VA 20164
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    22648 Glenn Dr, Sterling, VA, 20164
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!