Flex Industrial Building Zoned PD-IP Sold in Loudoun County at 21205 Ridgetop Circle for $12,500,000

Flex Industrial Building at 21205 Ridgetop Circle Sold by Serafin Real Estate

Successful Sale of 21205 Ridgetop Circle in Sterling, Loudoun County, Virginia

Serafin Real Estate has successfully brokered the sale of 21205 Ridgetop Circle in Sterling, VA for $12,500,000 on June 16, 2025. Joe Serafin and the SRE Team represented the seller in a complex transaction that underscores the strong demand for flex space in Loudoun County, which currently has a vacancy rate of just 1.6%. The buyer, a nearby tenant facing displacement due to a data center redevelopment, needed a strategic relocation solution—one this property uniquely provided.

Sale Details

Sold Price: $12,500,000
Sold Date: June 16, 2025
Buyer: Local Owner-User
Seller: Represented by Serafin Real Estate
Property Type: Flex
Use: Owner-User
Net Operating Income (NOI): $850,000
Buyer Type: Local Business Owner Displaced by Data Center Redevelopment
Cap Rate: 6.8%
Price per SF: $354/SF (near record for owner-user flex in Loudoun County)

Property Description

21205 Ridgetop Circle is a premier 35,306 SF industrial flex property located in the heart of Sterling’s technology corridor. Situated on 3.63 acres and zoned PD-IP, the building supports a variety of uses, including potential future redevelopment. Its strategic location in the North Dulles Corridor adds intrinsic long-term value.

Address: 21205 Ridgetop Circle, Sterling, VA 20166
County: Loudoun
Zoning: PD-IP (Planned Development – Industrial Park)
Property Type: Industrial Flex
Building Size: 35,306 SF
Lot Size: 3.63 Acres

Strategy & Marketing Execution

Understanding the buyer’s urgency and the limited market supply, Serafin Real Estate identified the ideal user—a displaced business needing near-term occupancy. While UBEO was locked into a 5-year NNN lease, Joe Serafin successfully negotiated a flexible early termination clause to satisfy both the seller’s cash-flow preference and the buyer’s operational timeline.

Targeted owner-users displaced by redevelopment projects
Positioned asset around unique occupancy flexibility
Negotiated early termination of UBEO lease
Overcame challenges of fixed lease terms and no escalations
Achieved near-record price per SF for this asset class

Neighborhood Overview

Located in the high-demand Route 28/North Dulles Corridor submarket, the property benefits from proximity to major transportation and tech infrastructure. This area is rapidly transitioning, with many flex properties being redeveloped into high-value data centers.

Near Route 7 & Route 28
5 minutes from Dulles International Airport
Surrounded by data centers, tech parks, and office hubs
High-income demographics and purchasing power in Loudoun County

Conclusion

The sale of 21205 Ridgetop Circle is another example of Serafin Real Estate’s ability to identify complex value propositions and match them with high-intent buyers. Joe Serafin’s nuanced understanding of lease structures, zoning, and market timing enabled a solution that served all parties’ needs, achieving a price that validates the property’s rare value in the Loudoun County market.

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