Silver Spring Office
For Sale
$475,000
11303 Amherst Ave #2, Silver Spring, MD 20902
Office unit for sale in Silver Spring, Maryland.
Property Size1,492 SF
Price / SF$318.36
Days on Market780
Property Features for 11303 Amherst Ave #2
General Information
Standard status
Active
Size
1,492 SF
Total Parking Spaces
3
Zoning
CT
Taxes and HOA fees
Annual Taxes
$4,540
Amenities
Accessible Entrance
Central Air
Forced Air, Natural Gas
On Street
Building Details
Building Size
1,492 SF
Year Built
1985
Stories
2
Listing Agency:
Silver Spring Real Estate
(301) 807-3501
Listed By:
Piero P Marinucci · License #596047
(301) 807-3501
Source:
Evrealestate
Added: Jun 25, 2024
Changed: Aug 8
Last Checked: Aug 8 at 5:32AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Silver Spring Real Estate
Investment Insights
Based on property information with market context.
Located in Silver Spring, Maryland, this commercial real estate property features an office unit with 1492 square feet of space. The property is situated off Georgia Avenue, accessible via Reedie Drive and Amherst Avenue. The property is located on the right at 11303 Amherst Avenue.
Key Highlights
- Central air conditioning will keep you cool in the summer
- Natural gas heating provides efficient warmth
- Forced air heating system in place
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,234
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.84%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$364,680
$364.7K
Cap Rate 7%
$260,486
$260.5K
Cap Rate 9%
$202,600
$202.6K
Market Conditions
NOI Build-Up for 1,492 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.4K $19.68/SF
− Vacancy
−$5.1K −$3.38/SF
EGI
$24.3K $16.30/SF
− OpEx
−$6.1K −$4.07/SF
NOI
$18.2K $12.22/SF
Area
Montgomery County, MD
Vacancy
17.20%
Lease Rate
$19.68 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$364,680
Cap Rate 7%
$260,486
Cap Rate 9%
$202,600
Alternative Uses
Best Use
Office B
$260.5K
$227.9K – $303.9K
NOI $18,234 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$524.9K
$459.3K – $612.3K
NOI $36,740 @ 7.0% cap · market cap 7.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,050
Businesses Nearby
Explore this area
Business Placement
Demographics for 20902, MD
52,533
Population
18,759
Households
2.8
Avg Household Size
36
Median Age
47%
College-Educated
83%
High-School Grad
7.6 sq mi
ZIP Area
6,912
Density / Sq Mi
$111,408
Median Household Income
$49,887
Median Earnings
$2,088
Median Rent
$531,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office unit for sale in Silver Spring, Maryland.
Where is this office units located?
The property is located at 11303 Amherst Ave #2 Silver Spring, MD.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Central air conditioning will keep you cool in the summer; Natural gas heating provides efficient warmth; Forced air heating system in place
