14,320 SF Waldorf Retail
For Sale
$2,900,000
303 Post Office Rd, Waldorf, MD 20602
Two buildings with eight units in Waldorf, Maryland.
Property Size14,320 SF
Price / SF$202.51
Days on Market138
Property Features for 303 Post Office Rd
General Information
Standard status
Active
Size
14,320 SF
Building Details
Year Built
1987
Listing Agency:
Coldwell Banker Premier
(301) 752-1979
Listed By:
Reuben J Lilly
Source:
Kandorre
Added: Apr 15
Changed: Aug 23
Last Checked: Aug 30 at 7:25PM
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 Coldwell Banker Premier
Investment Insights
Based on property information with market context.
This commercial property features two buildings with a total area of 14,320 square feet. The property is divided into 8 units. The location has a Walk Score of 20, indicating car-dependence, and a Bike Score of 31, suggesting it is somewhat bikeable.
Key Highlights
- 14,320 square foot buildings
- 8 total units
- Two separate buildings
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
$162,389
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
5.60%
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%
$3,247,780
$3.2M
Cap Rate 7%
$2,319,843
$2.3M
Cap Rate 9%
$1,804,322
$1.8M
Market Conditions
NOI Build-Up for 14,320 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
$257.8K $18.00/SF
− Vacancy
−$25.8K −$1.80/SF
EGI
$232.0K $16.20/SF
− OpEx
−$69.6K −$4.86/SF
NOI
$162.4K $11.34/SF
Area
Charles County, MD
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,247,780
Cap Rate 7%
$2,319,843
Cap Rate 9%
$1,804,322
Alternative Uses
Best Use
Retail
$2.32M
$2.03M – $2.71M
NOI $162,389 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$201.08M
$175.94M – $234.59M
NOI $14,075,266 @ 7.0% cap · market cap 485.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,247
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 20602, MD
28,736
Population
10,899
Households
2.6
Avg Household Size
36
Median Age
28%
College-Educated
95%
High-School Grad
14.5 sq mi
ZIP Area
1,982
Density / Sq Mi
$108,733
Median Household Income
$56,893
Median Earnings
$1,803
Median Rent
$360,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Two buildings with eight units in Waldorf, Maryland.
Where is this shopping center located?
The property is located at 303 Post Office Rd Waldorf, MD.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: 14,320 square foot buildings; 8 total units; Two separate buildings
