Versatile Standalone Flex
For Sale
$795,000
Pending
2893 JESSUP Rd, Jessup, MD 20794
Light industrial flex building in Jessup corridor, W1-zoned.
Property Size3,300 SF
Lot Size0.76 Acres
Days on Market151
Property Features for 2893 JESSUP Rd
General Information
Standard status
Pending
Size
3,300 SF
Lot size
0.76 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,194
Building Details
Year Built
1965
Units
1
Listing Agency:
Coldwell Banker Realty
(410) 507-1090
Listed By:
Franklin O Bolling · License #34108
(410) 507-1090
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:10AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This standalone, light industrial flex building is located along Route 175/Jessup Road corridor. The property is positioned on a three-quarter acre parcel and is zoned W1, making it suitable for owner-users, contractors, creative offices, or investors. The multi-level space offers over 3,300 square feet of well-maintained space with natural light. The upper levels feature seven private workspaces, including a glass-lined conference room, a communal kitchen, two full baths (one adjacent to a private office suite), and a powder room between two offices. It has red oak floors, solid wood doors, business-grade lighting, and upgraded electrical with equipment-ready outlets. The lower level has an epoxy floor and is suitable for light storage, fitness, inventory, or conversion into creative use zones. Separate entrances allow for multi-tenant use or client-facing versus back-of-house functionality. The property includes a landscaped, fenced courtyard and an oversized Amish-built shed with electric and exterior lighting. There is a 14-car paved driveway. Major systems including the roof, HVAC, windows, and kitchen have been updated. The land extends to open space in the rear, offering build-out potential under current zoning guidelines. The property is located near I-95, Route 32, 295, 97, and Route 1, with access to NSA, Fort Meade, DOD, COPT, BWI, Columbia, and Annapolis. It is currently zoned for light industrial use.
Key Highlights
- Prime location on Route 175/Jessup Road with high visibility and easy access to major highways.
- Recently up‑zoned to W1, allowing for versatile use as light industrial, creative office, or investment property.
- 3,300+ sq ft multi‑level FLEX building featuring 7 private workspaces, conference room, and communal kitchen.**
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
$49,524
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
6.23%
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%
$990,480
$990.5K
Cap Rate 7%
$707,486
$707.5K
Cap Rate 9%
$550,267
$550.3K
Market Conditions
NOI Build-Up for 3,300 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
$79.2K $24.00/SF
− Vacancy
−$3.0K −$0.91/SF
EGI
$76.2K $23.09/SF
− OpEx
−$26.7K −$8.08/SF
NOI
$49.5K $15.01/SF
Area
Howard County, MD
Vacancy
3.80%
Lease Rate
$24.00 /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%
$990,480
Cap Rate 7%
$707,486
Cap Rate 9%
$550,267
Alternative Uses
Best Use
Flex RnD
$707.5K
$619.1K – $825.4K
NOI $49,524 @ 7.0% cap · market cap 6.23%
Second Best
Industrial
$537.6K
$470.4K – $627.2K
NOI $37,630 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,667 @ 7.0% cap · market cap 10.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
182
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 20794, MD
16,658
Population
4,230
Households
3.9
Avg Household Size
37
Median Age
29%
College-Educated
82%
High-School Grad
9.6 sq mi
ZIP Area
1,735
Density / Sq Mi
$105,441
Median Household Income
$55,191
Median Earnings
$1,940
Median Rent
$393,700
Median Home Value
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?
Flex space - Light industrial flex building in Jessup corridor, W1-zoned.
Where is this flex space located?
The property is located at 2893 JESSUP Rd Jessup, MD.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Prime location on Route 175/Jessup Road with high visibility and easy access to major highways.; Recently up‑zoned to W1, allowing for versatile use as light industrial, creative office, or investment property.; 3,300+ sq ft multi‑level FLEX building featuring 7 private workspaces, conference room, and communal kitchen.**
