End-Cap Office
For Sale
Contact for pricing
9115 Guilford Rd, Columbia, MD 21046
Landominium office unit with dock access, substantial glazing, private offices, open workspace, and parking.
Property Size22,343 SF
Price / SF$154.41
Days on Market718
Property Features for 9115 Guilford Rd
General Information
Standard status
Active
Size
22,343 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Amenities
conference center/training center
Listing Agency:
JLL | Baltimore
(443) 931-3345
Listed By:
Dominic Digiovannantonio · License #74754
(301) 752-6799
Source:
Moodyscre
Added: Sep 13, 2024
Changed: Aug 29
Last Checked: Aug 31 at 2:03AM
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 JLL | Baltimore
Investment Insights
Based on property information with market context.
This end-unit office property combines open workspace with private offices and includes an oversized conference room and a dedicated training room. Dock-loading capability supports functional commercial use, while the extensive window line brings prominent glazing to the space. On-site parking is also included, and the property is identified as a landominium.
The property offers convenient connections to Route 32, Route 29, and I-95. Its position at the end of the building provides a distinct unit configuration within the office property, with access to both workspace and meeting-oriented areas.
The property offers convenient connections to Route 32, Route 29, and I-95. Its position at the end of the building provides a distinct unit configuration within the office property, with access to both workspace and meeting-oriented areas.
Key Highlights
- End unit within the building
- Dock‑loading capability
- Oversized conference room and dedicated training room
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
$294,874
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
8.55%
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%
$5,897,480
$5.9M
Cap Rate 7%
$4,212,486
$4.2M
Cap Rate 9%
$3,276,378
$3.3M
Market Conditions
NOI Build-Up for 22,343 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
$482.6K $21.60/SF
− Vacancy
−$29.0K −$1.30/SF
EGI
$453.7K $20.30/SF
− OpEx
−$158.8K −$7.11/SF
NOI
$294.9K $13.20/SF
Area
Columbia, MD
Vacancy
6.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$5,897,480
Cap Rate 7%
$4,212,486
Cap Rate 9%
$3,276,378
Alternative Uses
Best Use
Office B
$5.11M
$4.48M – $5.97M
NOI $358,031 @ 7.0% cap · market cap 10.38%
Second Best
Flex RnD
$4.21M
$3.69M – $4.91M
NOI $294,874 @ 7.0% cap · market cap 8.55%
Theoretical Best
Office A
$7.10M
$6.22M – $8.29M
NOI $497,237 @ 7.0% cap · market cap 14.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
942
Businesses Nearby
Explore this area
Business Placement
Demographics for 21046, MD
16,023
Population
6,361
Households
2.5
Avg Household Size
37
Median Age
62%
College-Educated
98%
High-School Grad
7.8 sq mi
ZIP Area
2,054
Density / Sq Mi
$126,549
Median Household Income
$70,187
Median Earnings
$2,099
Median Rent
$469,000
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 - Landominium office unit with dock access, substantial glazing, private offices, open workspace, and parking.
Where is this office units located?
The property is located at 9115 Guilford Rd Columbia, MD.
What is the asking price?
The asking price for this property is $3,450,000.
What are key features of this property?
This property features: End unit within the building; Dock‑loading capability; Oversized conference room and dedicated training room
