White Plains Industrial/Manufacturing
For Sale
Contact for pricing
4590 Graphics Dr, White Plains, MD 20695
103,000 square foot industrial/manufacturing building on 7.38 acres.
Property Size103,000 SF
Lot Size7.38 Acres
Price / SF$125.24
Days on Market723
Property Features for 4590 Graphics Dr
General Information
Standard status
Active
Size
103,000 SF
Lot size
7.38 Acres
Property subtype
Industrial
Investment Type
Value Add
Building Details
Year Built
1999
Buildings
1
Tenancy
Single
Listing Agency:
NAI Michael
(301) 918-2923
Listed By:
Jonathan Reneau · License #MD 624504
Source:
Crexi
Added: Aug 16, 2024
Changed: Aug 8
Last Checked: May 13 at 8:12PM
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 NAI Michael
Investment Insights
Based on property information with market context.
The property at 4560-4590 Graphics Drive is a 103,000 square foot industrial/manufacturing building constructed in 1972. It is situated on 7.38 acres in White Plains, Charles County, Maryland. The property is currently configured as approximately 75% warehouse and 25% office space. The site is over-parked and over-powered, accommodating a broad array of potential uses. Additional land adjacent to the existing building allows for future expansion. Previously occupied by Automated Graphics Systems (AGS) / R.R. Donnelley, the building is currently vacant. Charles County is focused on growth and welcomes new investors. The area offers a quality workforce and a lower cost of living compared to the surrounding region. Plentiful amenities are available nearby in Waldorf, often referred to as the shopping center capital of Maryland. Located less than 20 miles from the Capital Beltway, Charles County boasts the 39th highest income of any US county, and the #1 highest income of any minority majority county.
Key Highlights
- Over‑powered and over‑parked, accommodating diverse uses.
- Expansion potential with adjacent land.
- Located in Charles County, a growing market focused on attracting new investors.
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
$990,831
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
7.68%
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%
$19,816,620
$19.8M
Cap Rate 7%
$14,154,729
$14.2M
Cap Rate 9%
$11,009,233
$11.0M
Market Conditions
NOI Build-Up for 103,000 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
$1.54M $14.97/SF
− Vacancy
−$126.4K −$1.23/SF
EGI
$1.42M $13.74/SF
− OpEx
−$424.6K −$4.12/SF
NOI
$990.8K $9.62/SF
Area
Charles County, MD
Vacancy
8.20%
Lease Rate
$14.97 /SF/Yr
Expense Ratio
30.00%
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%
$19,816,620
Cap Rate 7%
$14,154,729
Cap Rate 9%
$11,009,233
Alternative Uses
Best Use
Warehouse
$17.19M
$15.04M – $20.05M
NOI $1,203,152 @ 7.0% cap · market cap 9.33%
Second Best
Industrial
$14.15M
$12.39M – $16.51M
NOI $990,831 @ 7.0% cap · market cap 7.68%
Theoretical Best
Multifamily LT 5
$1,446.28M
$1,265.50M – $1,687.33M
NOI $101,239,691 @ 7.0% cap · market cap 784.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
555
Businesses Nearby
Explore this area
Business Placement
Demographics for 20695, MD
13,318
Population
4,475
Households
3
Avg Household Size
39
Median Age
34%
College-Educated
95%
High-School Grad
14.4 sq mi
ZIP Area
925
Density / Sq Mi
$118,949
Median Household Income
$65,503
Median Earnings
$1,949
Median Rent
$446,700
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?
Manufacturing property - 103,000 square foot industrial/manufacturing building on 7.38 acres.
Where is this manufacturing property located?
The property is located at 4590 Graphics Dr White Plains, MD.
What is the asking price?
The asking price for this property is $12,900,000.
What are key features of this property?
This property features: Over‑powered and over‑parked, accommodating diverse uses.; Expansion potential with adjacent land.; Located in Charles County, a growing market focused on attracting new investors.
