Top-Floor Residential Income
New
For Sale
$239,000
17810 BUEHLER ROAD Unit 3-C-4, Olney, MD 20832
Top-floor condominium with updated kitchen, ensuite primary bedroom, in-unit laundry, and access to community amenities.
Property Size1,022 SF
Days on Market5
Property Features for 17810 BUEHLER ROAD Unit 3-C-4
General Information
Standard status
Active
Size
1,022 SF
Property subtype
Unit/Flat/Apartment
Additional Details
Highway Access
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$2,273
Amenities
community pool
children's play area
washer and dryer
Building Details
Building Size
1,022 SF
Year Built
1973
Listing Agency:
Redfin Corp
(571) 331-0718
Listed By:
Janette Coffee
(571) 331-0718
Source:
Thehulsmangroup
Added: Aug 13
Changed: Aug 17
Last Checked: Aug 17 at 2:05AM
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 Redfin Corp
Investment Insights
Based on property information with market context.
This top-floor condominium is configured with 3 bedrooms and 2 full baths. The updated kitchen includes a tiled backsplash and connects with a spacious living area. The primary bedroom has a private ensuite bath and ample closet space, while the two additional bedrooms provide flexible room for guests, office use, or other needs. A full-size washer and dryer are located inside the unit.
Community amenities include a pool and children's play area. The condominium fee covers heat, A/C, hot water, and cold water. Built in 1973, the property is located near shopping, restaurants, grocery stores, parks, and other local conveniences, with access to Georgia Avenue, Route 108, and the ICC/MD-200.
Community amenities include a pool and children's play area. The condominium fee covers heat, A/C, hot water, and cold water. Built in 1973, the property is located near shopping, restaurants, grocery stores, parks, and other local conveniences, with access to Georgia Avenue, Route 108, and the ICC/MD-200.
Key Highlights
- Top‑floor condominium with 3 bedrooms and 2 full baths
- Updated kitchen with tiled backsplash and adjoining living area
- Primary bedroom includes a private ensuite bath
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
$16,874
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
7.06%
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%
$337,480
$337.5K
Cap Rate 7%
$241,057
$241.1K
Cap Rate 9%
$187,489
$187.5K
Market Conditions
NOI Build-Up for 1,022 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
$33.0K $32.28/SF
− Vacancy
−$2.3K −$2.26/SF
EGI
$30.7K $30.02/SF
− OpEx
−$13.8K −$13.51/SF
NOI
$16.9K $16.51/SF
Area
Montgomery County, MD
Vacancy
7.00%
Lease Rate
$32.28 /SF/Yr
Expense Ratio
45.00%
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%
$337,480
Cap Rate 7%
$241,057
Cap Rate 9%
$187,489
Alternative Uses
Best Use
Apartment 5plus
$241.1K
$210.9K – $281.2K
NOI $16,874 @ 7.0% cap · market cap 7.06%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$359.5K
$314.6K – $419.4K
NOI $25,166 @ 7.0% cap · market cap 10.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,785
Businesses Nearby
Explore this area
Business Placement
Demographics for 20832, MD
25,969
Population
8,581
Households
3
Avg Household Size
43
Median Age
64%
College-Educated
96%
High-School Grad
9.6 sq mi
ZIP Area
2,705
Density / Sq Mi
$166,892
Median Household Income
$72,309
Median Earnings
$2,429
Median Rent
$601,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Top-floor condominium with updated kitchen, ensuite primary bedroom, in-unit laundry, and access to community amenities.
Where is this residential income property located?
The property is located at 17810 BUEHLER ROAD Unit 3-C-4 Olney, MD.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: Top‑floor condominium with 3 bedrooms and 2 full baths; Updated kitchen with tiled backsplash and adjoining living area; Primary bedroom includes a private ensuite bath
