Industrial Condo with Drive-In
For Sale
$1,500,000
3941 Penn Belt Place, Forestville, MD 20747
Industrial condo offering drive-in access, 18-foot clear height, and functional office/reception space for an owner-operator.
Property Size6,044 SF
Price / SF$248.18
Days on Market61
Property Features for 3941 Penn Belt Place
General Information
Standard status
Active
Size
6,044 SF
Property subtype
Industrial
Zoning
IE
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
1
Heavy Power
Yes
Additional Details
Highway Access
Yes
Listing Agency:
MacKenzie Commercial Real Estate | Baltimore
(410) 821-8585
Listed By:
Bryan Herr
(410) 821-8585
Source:
Mackenziecommercial
Added: Jun 22
Changed: Aug 8
Last Checked: Aug 21 at 3:55AM
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 MacKenzie Commercial Real Estate | Baltimore
Investment Insights
Based on property information with market context.
3941 Penn Belt Place is an industrial condo for sale offering approximately 6,044 SF of functional warehouse space. The facility includes an oversized drive-in door and 18-foot clear height, supported by 480V power. A functional office/reception area is included, along with parking and IOS.
The property is located in Forestville, Maryland and is immediately adjacent to Joint Base Andrews. Access is described as convenient to Route 4, I-495, and the broader Washington, DC metro region.
With its combination of warehouse clearance, drive-in functionality, and on-site office/reception space, the property is well suited for industrial users seeking a practical, well-configured facility in an IE (Industrial Employment) zoned setting. The included parking and established industrial improvements make it a straightforward fit for an owner-user looking for a facility that supports both operations and customer-facing needs.
The property is located in Forestville, Maryland and is immediately adjacent to Joint Base Andrews. Access is described as convenient to Route 4, I-495, and the broader Washington, DC metro region.
With its combination of warehouse clearance, drive-in functionality, and on-site office/reception space, the property is well suited for industrial users seeking a practical, well-configured facility in an IE (Industrial Employment) zoned setting. The included parking and established industrial improvements make it a straightforward fit for an owner-user looking for a facility that supports both operations and customer-facing needs.
Key Highlights
- 6,044 SF industrial space for sale in Forestville, MD
- Oversized drive‑in door with 18' clear height
- 480V power
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
$116,374
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
7.76%
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%
$2,327,480
$2.3M
Cap Rate 7%
$1,662,486
$1.7M
Cap Rate 9%
$1,293,044
$1.3M
Market Conditions
NOI Build-Up for 6,044 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
$155.9K $25.80/SF
− Vacancy
−$19.0K −$3.15/SF
EGI
$136.9K $22.65/SF
− OpEx
−$20.5K −$3.40/SF
NOI
$116.4K $19.25/SF
Area
Prince George's County, MD
Vacancy
12.20%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
15.00%
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%
$2,327,480
Cap Rate 7%
$1,662,486
Cap Rate 9%
$1,293,044
Alternative Uses
Best Use
Warehouse
$1.66M
$1.45M – $1.94M
NOI $116,374 @ 7.0% cap · market cap 7.76%
Second Best
Industrial
$1.37M
$1.20M – $1.60M
NOI $95,838 @ 7.0% cap · market cap 6.39%
Theoretical Best
Specialty Retail
$1.95M
$1.71M – $2.27M
NOI $136,484 @ 7.0% cap · market cap 9.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
1
Drive-in doors
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20747, MD
40,696
Population
17,271
Households
2.4
Avg Household Size
38
Median Age
25%
College-Educated
90%
High-School Grad
7.9 sq mi
ZIP Area
5,151
Density / Sq Mi
$72,931
Median Household Income
$48,311
Median Earnings
$1,635
Median Rent
$325,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Age LLC Catering Services — 7123 Donnell Pl, Forestville, MD 20747
Frequently Asked Questions
What type of property is this?
Flex space - Industrial condo offering drive-in access, 18-foot clear height, and functional office/reception space for an owner-operator.
Where is this flex space located?
The property is located at 3941 Penn Belt Place Forestville, MD.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 6,044 SF industrial space for sale in Forestville, MD; Oversized drive‑in door with 18' clear height; 480V power
