Updated Main-Level Office
For Sale
$219,000
15825 Crabbs Branch Way 9-a, Rockville, MD 20855
Four private offices, a kitchenette, and dedicated restroom support efficient professional use with convenient surface parking.
Property Size667 SF
Price / SF$328.34
Days on Market26
Property Features for 15825 Crabbs Branch Way 9-a
General Information
Standard status
Active
Size
667 SF
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Floor
Main Level
Office Units
1
Amenities
private restroom
updated flooring
fresh paint
recessed lighting
kitchenette
central air conditioning
gas heat
Building Details
Year Built
1980
Listing Agency:
Capital Gold Realty
Listed By:
Michael Boateng · License #661399
(301) 299-6000
Source:
Soldbypattie
Added: Aug 21
Changed: Sep 14
Last Checked: Sep 14 at 1:06PM
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 Capital Gold Realty
Investment Insights
Based on property information with market context.
This main-level office condominium provides a practical professional workspace with four offices, a kitchenette, and a private restroom. Recent improvements include new flooring, fresh paint, and recessed lighting. Central air conditioning and gas heat serve the unit, while the condominium association handles the exterior, parking area, and shared spaces. The property is offered as-is.
Access to I-270, I-370, Route 355, and the ICC supports commutes throughout the surrounding area. Shady Grove Metro Station is also nearby, and surface parking is available for employees and visitors. Constructed in 1980, the unit is suited to owner-occupancy or investment ownership.
Access to I-270, I-370, Route 355, and the ICC supports commutes throughout the surrounding area. Shady Grove Metro Station is also nearby, and surface parking is available for employees and visitors. Constructed in 1980, the unit is suited to owner-occupancy or investment ownership.
Key Highlights
- Main‑level office condominium with four offices and a kitchenette
- Private restroom, updated flooring, fresh paint, and recessed lighting
- Central air conditioning and gas heat
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
$8,152
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
3.72%
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%
$163,040
$163.0K
Cap Rate 7%
$116,457
$116.5K
Cap Rate 9%
$90,578
$90.6K
Market Conditions
NOI Build-Up for 667 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
$13.1K $19.68/SF
− Vacancy
−$2.3K −$3.38/SF
EGI
$10.9K $16.30/SF
− OpEx
−$2.7K −$4.07/SF
NOI
$8.2K $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%
$163,040
Cap Rate 7%
$116,457
Cap Rate 9%
$90,578
Alternative Uses
Best Use
Office B
$116.5K
$101.9K – $135.9K
NOI $8,152 @ 7.0% cap · market cap 3.72%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$234.6K
$205.3K – $273.7K
NOI $16,424 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
948
Businesses Nearby
Explore this area
Business Placement
Demographics for 20855, MD
17,003
Population
6,141
Households
2.8
Avg Household Size
41
Median Age
68%
College-Educated
96%
High-School Grad
13.1 sq mi
ZIP Area
1,298
Density / Sq Mi
$147,708
Median Household Income
$72,538
Median Earnings
$2,405
Median Rent
$614,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Four private offices, a kitchenette, and dedicated restroom support efficient professional use with convenient surface parking.
Where is this office units located?
The property is located at 15825 Crabbs Branch Way 9-a Rockville, MD.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: Main‑level office condominium with four offices and a kitchenette; Private restroom, updated flooring, fresh paint, and recessed lighting; Central air conditioning and gas heat
