Main-Level Office
For Sale
$190,000
5-b-15835 Crabbs Branch Way, Derwood, MD 20855
Updated professional suite with reception, private offices, and a dedicated restroom.
Property Size654 SF
Price / SF$290.52
Days on Market326
Property Features for 5-b-15835 Crabbs Branch Way
General Information
Standard status
Active
Size
654 SF
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Floor
Main Level
Office Units
1
Taxes and HOA fees
Annual Taxes
$2,391
Listing Agency:
Coester Real Estate Services, LLC
(240) 277-2900
Listed By:
Brian C Coester
(240) 277-2900
Source:
Exprealty
Added: Oct 10, 2025
Changed: Aug 31
Last Checked: Aug 31 at 1:46AM
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 Coester Real Estate Services, LLC
Investment Insights
Based on property information with market context.
This approximately 654-square-foot office condominium occupies the main level at 15835 Crabbs Branch Way, Unit 5-B, in Derwood, Maryland. The interior includes a reception area, three private offices, and a private restroom, with updated flooring, fresh paint, recessed lighting, central air conditioning, and gas heat. The property is being sold as-is and is described as move-in ready.
Ample surface parking serves staff and visitors. Access to I-270, I-370, Route 355, and the ICC supports commuting, while Shady Grove Metro Station is nearby. The condo association maintains the exterior, parking lot, and common areas. The space is identified as suitable for a variety of professional uses and may accommodate an owner-occupant or investor.
Ample surface parking serves staff and visitors. Access to I-270, I-370, Route 355, and the ICC supports commuting, while Shady Grove Metro Station is nearby. The condo association maintains the exterior, parking lot, and common areas. The space is identified as suitable for a variety of professional uses and may accommodate an owner-occupant or investor.
Key Highlights
- Approximately 654 square feet of main‑level office space
- Reception area plus three private offices
- Private restroom, updated flooring, fresh paint, and recessed lighting
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
$7,993
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
4.21%
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%
$159,860
$159.9K
Cap Rate 7%
$114,186
$114.2K
Cap Rate 9%
$88,811
$88.8K
Market Conditions
NOI Build-Up for 654 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
$12.9K $19.68/SF
− Vacancy
−$2.2K −$3.38/SF
EGI
$10.7K $16.30/SF
− OpEx
−$2.7K −$4.07/SF
NOI
$8.0K $12.22/SF
Area
Montgomery County, MD
Vacancy
17.20%
Lease Rate
$19.68 /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%
$159,860
Cap Rate 7%
$114,186
Cap Rate 9%
$88,811
Alternative Uses
Best Use
Office B
$114.2K
$99.9K – $133.2K
NOI $7,993 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$230.1K
$201.3K – $268.4K
NOI $16,104 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
948
Businesses Nearby
Explore this area
Business Placement
Demographics for 20855, MD
17,003
Population
6,141
Households
2.8
Avg Household Size
41
Median Age
68%
College-Educated
96%
High-School Grad
13.1 sq mi
ZIP Area
1,298
Density / Sq Mi
$147,708
Median Household Income
$72,538
Median Earnings
$2,405
Median Rent
$614,900
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 - Updated professional suite with reception, private offices, and a dedicated restroom.
Where is this office units located?
The property is located at 5-b-15835 Crabbs Branch Way Derwood, MD.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: Approximately 654 square feet of main‑level office space; Reception area plus three private offices; Private restroom, updated flooring, fresh paint, and recessed lighting
