Valley Industrial Park

Investment Overview

This 8,640-square-foot industrial flex asset at 105 E Cornwell Lane offers a premier opportunity for an owner-user to secure a high-quality home for their business in the heart of Purcellville. While the property is currently occupied by a stable and community-integrated tenant, Eagle View CrossFit, the asset is strategically priced to facilitate an owner-user transition. This pricing model is particularly attractive in a market defined by extreme scarcity, where industrial vacancy rates in Western Loudoun have plummeted to just 1.6%, leaving virtually no options for businesses looking to purchase rather than lease. For an owner-user, the financial benefits of acquiring this facility are substantial. Owning provides a critical hedge against the aggressive rent growth seen across Loudoun County, which continues to be driven by the global expansion of "Data Center Alley." By transitioning to ownership, a business can stabilize long-term occupancy costs, build significant equity in a high-appreciation submarket, and benefit from the 36% jump in land value recently recorded by the county assessor. The building’s 2002 concrete-block construction, Phase III heavy power, and reinforced concrete slab foundation provide the structural durability and utility required for high-intensity commercial or light industrial operations. Strategically located with immediate access to Route 7 and proximity to Washington Dulles International Airport, 105 E Cornwell Lane serves as a high-visibility hub for both customers and logistics. In an environment where industrial land is rapidly being converted for technology or residential use, this is a rare chance to control a fee-simple building within the Valley Industrial Park. This acquisition offers the dual advantage of immediate operational utility and a long-term strategic "moat" in the most competitive real estate market in Northern Virginia.

Investment Highlights

• Rare Owner-User Purchase Opportunity: While the property is currently occupied by Eagle View CrossFit, it is strategically priced for an owner-user acquisition, providing a rare chance to secure a fee-simple building in a submarket where industrial vacancy has plummeted to just 1.6%.
• Affluent Consumer Base and Demographics: The asset is positioned in a premier "lifestyle industrial" corridor with a five-mile median household income exceeding $170,350, ensuring a resilient local economy capable of supporting high-end service and recreational businesses.
• Durable and Versatile Building Infrastructure: Constructed in 2002, the 8,640-square-foot facility features reinforced concrete block walls, a low-maintenance gable metal roof, and Phase III heavy power, offering the long-term structural integrity essential for industrial or specialized recreational operations.
• Operational Cost Stability and Equity Growth: Acquisition as an owner-user allows for a permanent hedge against aggressive rent escalations in Loudoun County while enabling a business to build equity in an asset class that recently saw a 36% jump in assessed land value between 2025 and 2026.
• Strategic Zoning and Future Development Upside: The current "X Transitional" zoning designation, coupled with its location in the "Downtown North Overlay District," provides a unique opportunity for an owner to benefit from future rezoning that could unlock higher density or a broader range of commercial uses.
• Excellent Visibility and Regional Connectivity: Situated near the intersection of Hirst Road (9,500 ADT) and Route 7 (Harry Byrd Highway), the property offers superior accessibility for customers and logistics providers, maintaining immediate proximity to the global technology hub of Northern Virginia.