ROUTE 28 WAREHOUSE— 3,000 SF Dock Bay Leased

44964 UNDERWOOD LN STERLING VA

We represented Snow as Clean (carpet cleaning) in a fast relocation to ±3,000 SF of industrial space at 44964 Underwood Ln, Sterling, VA. The brief was clear: stay in Sterling, secure a loading dock, and remain near major highways—all on a deadline and in a tight small-bay market. We sourced the right bay and negotiated below current market rates, saving time and money.

Challenges 

Small-bay industrial options in Sterling lease quickly, especially dock-served suites near Route 28, Dulles Toll Road, and Route 7. With an expiring lease and operational constraints, the tenant needed speed, proximity, and value without sacrificing functionality.

Our Strategy 

• Rapid market sweep: Identified and toured multiple 3,000 SF-class bays with dock access and strong highway connectivity.
• Fit-first screening: Prioritized power, loading, maneuvering room, and drive times to customer routes.
• Negotiation focus: Leveraged comps and tenant credibility to achieve a below-market rate and clean business terms.

Results 

• Location secured: ±3,000 SF industrial bay at 44964 Underwood Ln with loading dock and excellent regional access.
• Economics: Below-market rent with terms aligned to cash flow and ramp-up.
• Speed & certainty: Compressed search-to-lease timeline with guided tours and tight paperwork cadence.

Why this matters for tenants

• Scarce inventory: Dock-served small bays in Sterling go fast. Prepared search + quick decisions win.
• Operations first: a well-located space means less driving and more consistent service for customers.
• Negotiated value: Strong packaging and comps can still beat headline rates.

What I bring to tenant representation

• Coverage where it counts: Daily pulse on Sterling/Ashburn Route 28 corridor availabilities.
• Options, not noise: Short-lists that actually fit operations (loading, power, access).
• Deal execution: Clear offer strategy, tight timelines, and negotiations that protect total occupancy cost.