Industrial Portfolio Owner-User

Investment Overview

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.

Investment 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.