Move-In Ready Rockville Office
For Sale
$249,000
15835 Crabbs Branch #5a 5-a, Rockville, MD 20855
Versatile office space, ideal for owner-users or investors.
Property Size654 SF
Price / SF$380.73
Days on Market109
Property Features for 15835 Crabbs Branch #5a 5-a
General Information
Standard status
Active
Size
654 SF
Building Details
Year Built
1980
Listing Agency:
Signature Home Realty LLC
(301) 424-9444
Listed By:
Zhi Zhang
Source:
Kandorre
Added: May 9
Changed: Aug 23
Last Checked: Aug 24 at 10:17AM
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 Signature Home Realty LLC
Investment Insights
Based on property information with market context.
This first-floor office unit, located just seconds from Route 355 and minutes from I-270, I-370, the ICC, Shady Grove Metro Station, and downtown Rockville, MD, is vacant and move-in ready. The flexible, open layout features large windows, creating a bright space suitable for various professional uses. The unit includes a bright open area ideal for a reception or waiting room, three private offices, one spacious bathroom, and a designated area for a kitchenette or additional storage. The property is a well-maintained, main-level brick-front office unit available for sale or rent, depending on your needs. Plenty of parking is available for both clients and staff. With a low condo fee, this space is ideal for owner-users or investors and can be customized to suit professional needs, including law firms, creative studios, medical offices, or other services. SBA financing is welcome, and structured contingencies are supported. Lease-to-buy and seller financing options are available, with monthly rent partially credited toward the purchase price. The unit can also be rented for $1900 per month. The bike score is 57, the walk score is 68, and the transit score is 67.
Key Highlights
- Move‑in ready office featuring a flexible open layout and large windows.
- Lease‑to‑buy and seller financing options available with rent credited towards purchase.
- Excellent location: Seconds from Route 355 and minutes from I‑270, I‑370, ICC, Shady Grove Metro, and downtown Rockville.
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
$7,993
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
3.21%
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%
$159,860
$159.9K
Cap Rate 7%
$114,186
$114.2K
Cap Rate 9%
$88,811
$88.8K
Market Conditions
NOI Build-Up for 654 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
$12.9K $19.68/SF
− Vacancy
−$2.2K −$3.38/SF
EGI
$10.7K $16.30/SF
− OpEx
−$2.7K −$4.07/SF
NOI
$8.0K $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%
$159,860
Cap Rate 7%
$114,186
Cap Rate 9%
$88,811
Alternative Uses
Best Use
Office B
$114.2K
$99.9K – $133.2K
NOI $7,993 @ 7.0% cap · market cap 3.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$230.1K
$201.3K – $268.4K
NOI $16,104 @ 7.0% cap · market cap 6.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
215
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
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 - Versatile office space, ideal for owner-users or investors.
Where is this office units located?
The property is located at 15835 Crabbs Branch #5a 5-a Rockville, MD.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Move‑in ready office featuring a flexible open layout and large windows.; Lease‑to‑buy and seller financing options available with rent credited towards purchase.; Excellent location: Seconds from Route 355 and minutes from I‑270, I‑370, ICC, Shady Grove Metro, and downtown Rockville.
