Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    45825 Woodland Rd Sterling, VA 20166
    Back to Search
    Property profile & analytics

    45825 Woodland Rd, Sterling, VA 20166

    View on Map
    • Warehouses
    • 52,834 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Warehouses

    Property Details for 45825 Woodland Rd

    Property type
    Warehouses
    Property subtype
    Land

    Description

    This exceptional 52,834-square-foot warehouse, situated on a 3.72-acre lot in Sterling, Virginia, presents a unique opportunity for businesses seeking a modern, efficient space. The property is currently under construction and offers a flexible layout adaptable to various industrial needs. The building boasts eight loading docks and seven drive-in bays, ensuring seamless logistics and efficient material handling. Ceiling heights range from 24 to 30 feet, providing ample vertical storage capacity. The zoning designation is PDIP, allowing for a wide range of industrial uses. The building's shell specifications are to be determined, but will include a warm-lit interior suitable for high-bay storage. The precise delivery date is yet to be finalized. This prime Loudoun County location offers excellent access to major transportation arteries, making it an ideal choice for businesses requiring convenient access to regional and national distribution networks. The sale and lease rates are negotiable, providing flexibility for potential buyers and tenants. This is a rare opportunity to secure a brand-new, state-of-the-art warehouse in a highly desirable location. Contact us today to discuss your specific requirements and explore the possibilities.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Sterling
    County
    Loudoun
    State
    Virginia
    Longitude
    -77.4162
    Latitude
    39.018

    Comparable in this City

    • Value Estimation by Request
      42,543 SF

      6 Dulles Trade Ctr

      Distribution properties
      6 Dulles Trade Ctr, Sterling, VA 20166
      View Details
    • Value Estimation by Request
      42,035 SF

      42722 Trade Dr

      Distribution properties
      42722 Trade Dr, Sterling, VA 20166
      View Details
    • Value Estimation by Request

      1306 Squire Ct

      Flex space
      1306 Squire Ct, Sterling, VA 20166
      View Details
    • Value Estimation by Request
      83,888 SF

      22695 Commerce Center Ct

      Distribution properties
      22695 Commerce Center Ct, Sterling, VA 20166
      View Details
    • Value Estimation by Request
      35,600 SF

      Halac 5D Woodland Rd

      Distribution properties
      Halac 5D Woodland Rd, Sterling, VA 20166
      View Details
    • Value Estimation by Request

      45945 Trefoil Ln

      Distribution properties
      45945 Trefoil Ln, Sterling, VA 20166
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      26,000 SF

      Dulles Warehouse with Development Land

      Warehouse property with land for future development in Dulles.
      45805 Woodland Rd, Sterling, VA 20166
      View Details
    • $2,240,000

      Mixed-Use Building with Income Potential

      Mixed-use building with warehouse, showroom, and office spaces for sale.
      21580 Atlantic Blvd, Sterling, VA 20166
      View Details
    • $2,240,000

      Versatile Commercial Building For Sale

      Two-story building with warehouse space and income potential.
      21580 Atlantic Blvd, Sterling, VA 20166
      View Details
    • Contact for pricing

      Mixed-Use Building with Income Potential

      Mixed-use building with tenants, warehouse, and high ceilings.
      100-21580 Atlantic Blvd, Sterling, VA 20166
      View Details
    • Contact for pricing
      6,081 SF

      Sterling Flex Space with Warehouse

      6,081 SF flex space with office and warehouse.
      43766 Trade Center Pl, Sterling, VA 20166
      View Details
    • $519,990

      Land Parcel in Prime Location

      Land parcel in area of growth, close to Route 28.
      45909 Old Ox Rd, Sterling, VA 20166
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      24,339 SF

      Dulles Warehouse with Immediate Access

      Warehouse with immediate access to major routes and Dulles Airport.
      45075 Old Ox Rd, Dulles, VA 20166
      View Details
    • Contact for pricing
      80,749 SF

      Available Warehouse Space in Sterling

      80,739 SF warehouse with office space, available Q2 2026.
      45121 Global Plz, Sterling, VA 20166
      View Details
    • Contact for pricing
      58,240 SF

      Industrial Space Near Dulles Airport

      58,240 SF industrial space with convenient highway access.
      22630 Lockridge Rd, Sterling, VA 20166
      View Details
    • Contact for pricing
      5,702 SF

      Industrial Space Near Dulles Airport

      Conveniently located industrial space near Dulles International Airport.
      44845 Falcon Pl, Sterling, VA 20166
      View Details
    • Contact for pricing
      30,333 SF

      Sterling Logistics Facility For Rent

      Industrial warehouse in Dulles submarket with ample parking.
      45055 Underwood Ln, Sterling, VA 20166
      View Details
    • Contact for pricing
      58,240 SF

      New Warehouse Space Available

      58,240 SF warehouse with office space and modern amenities.
      22620 Lockridge Rd, Sterling, VA 20166
      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.
    45825 Woodland Rd
    Sterling, VA 20166
    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
    45825 Woodland Rd, Sterling, VA, 20166
    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!