Office Unit with Exam
For Sale
Contact for pricing
1205 Pemberton Dr, Salisbury, MD 21801
Office unit near Pemberton Business Center with a large lobby, multiple private offices, and four exam rooms.
Property Size3,274 SF
Price / SF$167.99
Days on Market559
Property Features for 1205 Pemberton Dr
General Information
Standard status
Active
Size
3,274 SF
Property subtype
OFFICE
Listing Agency:
SVN - Miller | Salisbury
(410) 543-2440
Listed By:
Christopher "Chris" Messick · License #5012259
(443) 523-9228
Source:
Moodyscre
Added: Mar 14, 2025
Changed: Sep 11
Last Checked: Sep 22 at 6:16PM
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 SVN - Miller | Salisbury
Investment Insights
Based on property information with market context.
This exceptional office unit offers a flexible interior layout adjacent to the Pemberton Business Center. The unit features a large lobby area and includes six (6) private offices, four (4) exam rooms, a compact kitchen area, and two (2) restrooms. The configuration supports a range of professional and business uses, including medical or other client-facing office operations.
The property is located on the west side of Salisbury near established residential neighborhoods. It is presented as having excellent visibility and accessibility, with ample parking available for clients and staff.
The space is designed for day-to-day workflow with dedicated exam and office rooms, along with restrooms and a compact kitchen area to support both staff and client needs.
The property is located on the west side of Salisbury near established residential neighborhoods. It is presented as having excellent visibility and accessibility, with ample parking available for clients and staff.
The space is designed for day-to-day workflow with dedicated exam and office rooms, along with restrooms and a compact kitchen area to support both staff and client needs.
Key Highlights
- Adjacent to the Pemberton Business Center
- Large lobby area plus six (6) private offices
- Four (4) exam rooms for client‑facing use
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
$43,315
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
7.88%
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%
$866,300
$866.3K
Cap Rate 7%
$618,786
$618.8K
Cap Rate 9%
$481,278
$481.3K
Market Conditions
NOI Build-Up for 3,274 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
$82.5K $25.20/SF
− Vacancy
−$10.3K −$3.15/SF
EGI
$72.2K $22.05/SF
− OpEx
−$28.9K −$8.82/SF
NOI
$43.3K $13.23/SF
Area
Wicomico County, MD
Vacancy
12.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$866,300
Cap Rate 7%
$618,786
Cap Rate 9%
$481,278
Alternative Uses
Best Use
Office B
$893.1K
$781.4K – $1.04M
NOI $62,515 @ 7.0% cap · market cap 11.37%
Second Best
Healthcare Medical
$618.8K
$541.4K – $721.9K
NOI $43,315 @ 7.0% cap · market cap 7.88%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,169 @ 7.0% cap · market cap 14.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
422
Businesses Nearby
Explore this area
Business Placement
Demographics for 21801, MD
31,183
Population
12,140
Households
2.6
Avg Household Size
37
Median Age
34%
College-Educated
87%
High-School Grad
40.1 sq mi
ZIP Area
778
Density / Sq Mi
$67,140
Median Household Income
$36,290
Median Earnings
$1,058
Median Rent
$286,800
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 near Pemberton Business Center with a large lobby, multiple private offices, and four exam rooms.
Where is this office units located?
The property is located at 1205 Pemberton Dr Salisbury, MD.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Adjacent to the Pemberton Business Center; Large lobby area plus six (6) private offices; Four (4) exam rooms for client‑facing use
