Industrial Portfolio Owner-User

Highlights:

• Rare Owner-User Assemblage in a High-Barrier Market: A unique opportunity to acquire two prime industrial assets totaling 36,325 SF on a combined 4.28 acres. This allows a business to transition from tenant to landlord in Purcellville’s established Valley Industrial Park—a submarket where new industrial development is strictly limited.
• Immediate Operational Flexibility via Short-Term Leases: The portfolio’s existing lease structures are strategically short-term, offering an incoming owner the rare ability to occupy the space they need almost immediately or phase into larger portions of the buildings as their business scales.
• Subsidized Ownership with Immediate Cash Flow: Benefit from a 95% leased portfolio on day one. While you occupy your designated footprint, the remaining tenant base—including established names like Virginia Regional Transit—provides a steady income stream to offset debt service and operational carry costs.
• Strategic Logistics & Transit Connectivity: Positioned directly off the Route 7 (Harry Byrd Highway) corridor, this location offers elite transit access for fleet vehicles and employees, seamlessly connecting your operations to the Dulles Technology Corridor, Tysons, and the I-81 industrial belt.
• Insulated Asset Class in the Nation’s Wealthiest County: As industrial land in Eastern Loudoun is rapidly absorbed for data center use, existing flex and warehouse parcels in Western Loudoun have become "endangered" assets. Owning this portfolio secures your business's future in a market with a median household income exceeding $160,000.
• Expansion-Ready 4.28-Acre Footprint: With two distinct buildings and ample outdoor area, this portfolio provides the "elbow room" and dual-asset versatility that a growing enterprise requires, ensuring you never outgrow your location in Northern Virginia’s most prestigious county.

Description:

This portfolio offering presents a premier opportunity for an owner-user to establish a flagship presence in the heart of Purcellville while securing an versatile, income-producing asset base. Spanning a combined 36,325 SF across 4.28 acres, the properties at 210 N 21st Street and 105 E Cornwell feature a mix of high-demand industrial and flex space. A significant strategic advantage for a prospective buyer is the short-term nature of the existing leases. This structure grants an incoming owner-occupant the rare flexibility to occupy the space they need almost immediately or phase into larger portions of the portfolio over time as their operations expand, all while the current 95% occupancy provides a reliable financial cushion.

Loudoun County remains the most affluent and economically resilient county in the nation, yet its industrial sector is defined by a critical shortage of available space. As industrial land in Eastern Loudoun is rapidly absorbed for data center development, traditional flex and warehouse parcels in Western Loudoun have become irreplaceable commodities. These properties are strategically situated along the Route 7 (Harry Byrd Highway) corridor, ensuring seamless logistics and transit for an owner-user serving the Northern Virginia, D.C., and Shenandoah Valley markets. By acquiring this portfolio, a business owner not only stabilizes their long-term occupancy costs in a high-barrier-to-entry market but also gains a foothold in a community with a median household income exceeding $160,000, ensuring both business growth and significant real estate equity appreciation.

The dual-asset nature of this portfolio provides an owner-user with unparalleled operational agility. Whether a business requires the expansive 27,685 SF flex facility at 21st Street or the specialized 8,640 SF warehouse at Cornwell, the portfolio allows for a "grow-as-you-go" strategy. A new owner can collect immediate, short-term cash flow from established tenants—such as Virginia Regional Transit—effectively subsidizing their own mortgage and operating costs while waiting for lease expirations to reclaim additional square footage. In a market where industrial-zoned land is finite and new development is strictly limited, this assemblage represents a "forever" location for a growing enterprise seeking to control its own destiny.

This portfolio offering presents a rare opportunity to acquire two prime industrial assets located within the Valley Industrial Park in Western Loudoun. Together, 210 N 21st Street and 105 E Cornwell provide a combined footprint of approximately 36,325 SF, offering both stabilized income and long-term value-add potential in one of the most supply-constrained markets in the Mid-Atlantic.

Loudoun County remains the premier economic engine of Virginia, consistently ranked as the wealthiest county in the United States. Its industrial sector is defined by a significant supply-demand imbalance, driven by the county's status as a global technology hub and the rapid absorption of industrial land for data center development. This phenomenon has pushed vacancy rates for traditional flex and light industrial space to historic lows, creating a high-barrier-to-entry environment where existing assets command premium rents. The county’s robust infrastructure, anchored by proximity to Washington Dulles International Airport and an unparalleled utility network, ensures continued demand from a diverse range of regional distributors and service providers.

Purcellville serves as the strategic commercial gateway for Western Loudoun, offering essential industrial services to an affluent residential base with a median household income exceeding $160,000. Located immediately off the Route 7 (Harry Byrd Highway) corridor, these properties benefit from seamless transportation routes connecting the Shenandoah Valley to the east and the major tech corridors of Ashburn and Tysons to the west. Because the Town of Purcellville maintains strict zoning regulations and a limited inventory of industrial-zoned land, assets within the Valley Industrial Park are uniquely insulated from new competition. This scarcity, combined with the portfolio’s location in a high-growth, high-income submarket, positions the properties for sustained appreciation and reliable occupancy.

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