Renovated Medical Suite For
For Sale
Contact for pricing
Pending
12800 Middlebrook Road, Germantown, MD 20874
Fully built-out medical suite near Holy Cross Germantown Hospital.
Property Size3,582 SF
Days on Market823
Property Features for 12800 Middlebrook Road
General Information
Standard status
Pending
Size
3,582 SF
Class
B
Property subtype
Office
Lease Type
Modified Gross
Building Details
Tenancy
Single
Listing Agency:
Divaris Real Estate Inc DC Regional Office
Listed By:
Erik Ulsaker · License #0225097564
(571) 455-7021
Source:
Crexi
Added: Jun 5, 2024
Changed: Aug 26
Last Checked: Sep 4 at 10:06AM
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 Divaris Real Estate Inc DC Regional Office
Investment Insights
Based on property information with market context.
This fully built-out and renovated medical suite is available for sale in Germantown, Maryland. Located in the Trevion Corporate Park, the property is situated less than 2 miles from Holy Cross Germantown Hospital and offers convenient access off of I-270. The suite features a waiting and reception area, five examination rooms equipped with sinks, a kitchen, and two bathrooms. It also includes two consult rooms. Ample parking space is available. The property is suitable for a wide range of medical services. The tenant mix includes primary care, physical therapy, OB/GYN, and other specialized practices. The property size is 3,582 square feet.
Key Highlights
- Fully built out and renovated medical suite, ready for immediate occupancy.
- Prime location in Trevion Corporate Park, Germantown, MD.
- Less than 2 miles from Holy Cross Germantown Hospital.
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
$56,333
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
5.25%
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%
$1,126,660
$1.1M
Cap Rate 7%
$804,757
$804.8K
Cap Rate 9%
$625,922
$625.9K
Market Conditions
NOI Build-Up for 3,582 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
$115.6K $32.28/SF
− Vacancy
−$21.7K −$6.07/SF
EGI
$93.9K $26.21/SF
− OpEx
−$37.6K −$10.48/SF
NOI
$56.3K $15.73/SF
Area
Montgomery County, MD
Vacancy
18.80%
Lease Rate
$32.28 /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%
$1,126,660
Cap Rate 7%
$804,757
Cap Rate 9%
$625,922
Alternative Uses
Best Use
Healthcare Medical
$804.8K
$704.2K – $938.9K
NOI $56,333 @ 7.0% cap · market cap 5.25%
Second Best
Office B
$625.4K
$547.2K – $729.6K
NOI $43,777 @ 7.0% cap · market cap 4.08%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,204 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,893
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20874, MD
62,908
Population
23,081
Households
2.7
Avg Household Size
37
Median Age
49%
College-Educated
90%
High-School Grad
22.7 sq mi
ZIP Area
2,771
Density / Sq Mi
$109,648
Median Household Income
$57,436
Median Earnings
$1,938
Median Rent
$385,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Petco Vaccination Clinic — 12960 Middlebrook Road #520A, Germantown, MD 20874
- Thrive Pet Healthcare - Germantown — 19728 Germantown Rd, Germantown, MD 20874
- Germantown Veterinary Clinic — 19911 Father Hurley Blvd, Germantown, MD 20874
Frequently Asked Questions
What type of property is this?
Medical Office Space - Fully built-out medical suite near Holy Cross Germantown Hospital.
Where is this medical office space located?
The property is located at 12800 Middlebrook Road Germantown, MD.
What is the asking price?
The asking price for this property is $1,074,000.
What are key features of this property?
This property features: Fully built out and renovated medical suite, ready for immediate occupancy.; Prime location in Trevion Corporate Park, Germantown, MD.; Less than 2 miles from Holy Cross Germantown Hospital.
