44810 OLD OX RD STERLING VA

We represented Dulles Summit LLC in backfilling a large-format flex suite at 44810 Old Ox Rd after an early vacancy. The building totals 37,500 SF on 2.43 acres with PDGI zoning, high visibility near Dulles International Airport and the Dulles Toll Road, and strong daily traffic—ideal for destination users. Outcome: we generated nine offers and secured Padel Up—bringing the fast-growing sport of padel to Northern Virginia—on a long-format lease.

Challenges 

A sudden 17,000 SF vacancy created immediate income-loss risk. Large, specialized space can stall without the right positioning and demand creation. We needed speed, certainty, and a tenant whose model fit the building’s volume, parking, and visibility.

Our Strategy 

• Repositioned the asset for experiential/active-use tenants (indoor sports, recreation, specialty fitness), leveraging the suite’s two-level buildout (±17,000 SF main + 2,500 SF mezz) and 28’ clear feel.
• Multi-channel campaign (CRE marketplaces + direct broker/user outreach) highlighting location advantages: adjacent to IAD/Dulles Toll Road, Loudoun Gateway Metro vicinity, and 35,000 VPD visibility.
• Competitive tension via targeted tours and fast feedback cycles to compress time to deal.

Results 

• Demand: 9 offers in a short period from focused positioning and outreach.
• Tenant Secured: Padel Up, delivering a four-court indoor padel facility with smoothie/coffee bar and pro shop.
• Owner Impact: Vacancy solved quickly; brand-enhancing, traffic-generating user aligned with the building’s visibility and access profile.

CLIENT TESTIMONIAL:

“Working with Deniz to lease out my 17000 sqft space was an excellent experience. With her knowledge and network, we were able to find a suitable tenant to fill up the space as soon as possible.”

— Dulles Summit LLC

Why this matters for landlords

• Downtime compression: Correct positioning + broad, targeted exposure turns a large vacancy into multiple tenant leads.
• Tenant-mix uplift: Experiential users generate traffic, social buzz, and positive spillover for neighboring suites.
• Leverage at the table: Creating nine offers produced choice and negotiating strength on economics and certainty.
• Asset visibility: High-profile uses near Dulles/Route 28 upgrade the building’s brand and tour velocity.

What I bring to landlord representation

• Positioning that converts: Narrative, photography, plans, and OM tailored to the most likely performers (active/experiential, recreation, specialty fitness, etc.).
• Maximum visibility: CoStar/LoopNet, CREXI, MLS, targeted broker/user outreach, and rapid feedback loops to keep momentum.
• Tour-to-offer discipline: Structured timelines, stacked tours, and clear next steps that translate interest into paper.
• Negotiation & risk control: Economics, concessions, and occupancy milestones designed to protect NOI and execution certainty.