Lake-View Office
For Sale
$275,000
2d-601 Post Office Rd, Waldorf, MD 20602
Improved professional suite with private balcony, kitchenette, dedicated climate control, storage, and elevator and stair access.
Property Size1,405 SF
Price / SF$195.73
Days on Market25
Property Features for 2d-601 Post Office Rd
General Information
Standard status
Active
Size
1,405 SF
Elevators
Yes
Taxes and HOA fees
Annual Taxes
$2,941
Listing Agency:
Dehanas Real Estate Services
(301) 870-1717
Listed By:
Eric H. Schulz · License #520372
(301) 870-1717
Source:
Exprealty
Added: Jul 23
Changed: Aug 14
Last Checked: Aug 16 at 12:21PM
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 Dehanas Real Estate Services
Investment Insights
Based on property information with market context.
This 1,405 SF office unit combines a reception area, four enclosed offices, a private bathroom, kitchenette, storage, and an additional private suite. Glass partitions and windows bring natural sightlines toward the lake and trees, while the private suite features floor-to-ceiling glazing and separately controlled A/C and heat. Built-in features and other upgrades are included with the space.
The unit offers both elevator and stair access, along with plenty of shaded parking spaces. A private outdoor balcony extends the usable area and connects directly with the kitchenette, whose glass enclosure contributes to the suite’s open interior layout.
The unit offers both elevator and stair access, along with plenty of shaded parking spaces. A private outdoor balcony extends the usable area and connects directly with the kitchenette, whose glass enclosure contributes to the suite’s open interior layout.
Key Highlights
- 1,405 SF office unit with reception area, four offices, private bathroom, kitchenette, and storage
- Private suite with floor‑to‑ceiling glass and separately zoned A/C and heat
- Private outdoor balcony connected to the glass‑enclosed kitchenette
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
$21,464
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
7.81%
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%
$429,280
$429.3K
Cap Rate 7%
$306,629
$306.6K
Cap Rate 9%
$238,489
$238.5K
Market Conditions
NOI Build-Up for 1,405 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
$34.6K $24.60/SF
− Vacancy
−$5.9K −$4.23/SF
EGI
$28.6K $20.37/SF
− OpEx
−$7.2K −$5.09/SF
NOI
$21.5K $15.28/SF
Area
Charles County, MD
Vacancy
17.20%
Lease Rate
$24.60 /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%
$429,280
Cap Rate 7%
$306,629
Cap Rate 9%
$238,489
Alternative Uses
Best Use
Office B
$306.6K
$268.3K – $357.7K
NOI $21,464 @ 7.0% cap · market cap 7.81%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$19.73M
$17.26M – $23.02M
NOI $1,380,988 @ 7.0% cap · market cap 502.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,737
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Improved professional suite with private balcony, kitchenette, dedicated climate control, storage, and elevator and stair access.
Where is this office units located?
The property is located at 2d-601 Post Office Rd Waldorf, MD.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,405 SF office unit with reception area, four offices, private bathroom, kitchenette, and storage; Private suite with floor‑to‑ceiling glass and separately zoned A/C and heat; Private outdoor balcony connected to the glass‑enclosed kitchenette
