Two Flex Buildings For
For Sale
$2,300,000
23-25 Henry Ford Circle, Waldorf, MD 20602
Two 10,000 SF flex buildings available for purchase.
Property Size10,000 SF
Price / SF$230
Days on Market268
Property Features for 23-25 Henry Ford Circle
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Industrial
Listing Agency:
KLNB - Columbia
(443) 574-1404
Listed By:
Alan Coppola
Source:
Naiglobal
Added: Nov 21, 2025
Changed: Jul 6
Last Checked: Aug 16 at 4:25AM
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 KLNB - Columbia
Investment Insights
Based on property information with market context.
Two flex buildings, each with 10,000 square feet of space, are available for sale. The buildings can be purchased separately. The property's net operating income (NOI) is $129,444, with a projected year two NOI of $192,888.
Key Highlights
- Two 10,000 square foot flex buildings
- NOI = $192,888 in Year 2
- NOI = $129,444 in Year 1
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
$103,266
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
4.49%
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%
$2,065,320
$2.1M
Cap Rate 7%
$1,475,229
$1.5M
Cap Rate 9%
$1,147,400
$1.1M
Market Conditions
NOI Build-Up for 10,000 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
$160.8K $16.08/SF
− Vacancy
−$1.9K −$0.19/SF
EGI
$158.9K $15.89/SF
− OpEx
−$55.6K −$5.56/SF
NOI
$103.3K $10.33/SF
Area
Charles County, MD
Vacancy
1.20%
Lease Rate
$16.08 /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%
$2,065,320
Cap Rate 7%
$1,475,229
Cap Rate 9%
$1,147,400
Alternative Uses
Best Use
Flex RnD
$1.48M
$1.29M – $1.72M
NOI $103,266 @ 7.0% cap · market cap 4.49%
Second Best
Industrial
$1.37M
$1.20M – $1.60M
NOI $96,197 @ 7.0% cap · market cap 4.18%
Theoretical Best
Multifamily LT 5
$140.42M
$122.86M – $163.82M
NOI $9,829,096 @ 7.0% cap · market cap 427.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,135
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 20602, MD
28,736
Population
10,899
Households
2.6
Avg Household Size
36
Median Age
28%
College-Educated
95%
High-School Grad
14.5 sq mi
ZIP Area
1,982
Density / Sq Mi
$108,733
Median Household Income
$56,893
Median Earnings
$1,803
Median Rent
$360,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two 10,000 SF flex buildings available for purchase.
Where is this flex space located?
The property is located at 23-25 Henry Ford Circle Waldorf, MD.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Two 10,000 square foot flex buildings; NOI = $192,888 in Year 2; NOI = $129,444 in Year 1
