Move-In Ready Professional Office
For Sale
Contact for pricing
5044 Dorsey Hall Dr, Ellicott City, MD 21042
Bright, airy office condo with four offices and reception area.
Property Size1,200 SF
Price / SF$207.50
Days on Market172
Property Features for 5044 Dorsey Hall Dr
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Office
Investment Type
Owner/User
Building Details
Year Built
1989
Listing Agency:
Long & Foster Real Estate, Inc
(888) 536-0216
Listed By:
Coni Otto · License #00001
Source:
Crexi
Added: Mar 2
Changed: Aug 17
Last Checked: Aug 20 at 4:09AM
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 Long & Foster Real Estate, Inc
Investment Insights
Based on property information with market context.
This second-floor office condo offers a bright and spacious environment suitable for various professional uses. The layout includes four offices, a large reception area, and a versatile storage area that can also serve as an additional office. High-speed internet connectivity is available through both Fios and Comcast. The space is designed to provide a welcoming environment for clients and a productive setting for a team. The property is suitable for businesses needing privacy, accessibility, and modern conveniences. It is located at 5044 Dorsey Hall Dr, Ellicott City, MD 21042. The office condo is ideal for counseling, tax services, and technology firms, among other professional service providers. The property has a size of 1200 square feet.
Key Highlights
- Four spacious, bright offices provide comfortable workspaces.
- Large reception area is perfect for welcoming clients.
- High‑speed connectivity with Fios and Comcast availability ensures reliable internet service.
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
$8,413
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
3.38%
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%
$168,260
$168.3K
Cap Rate 7%
$120,186
$120.2K
Cap Rate 9%
$93,478
$93.5K
Market Conditions
NOI Build-Up for 1,200 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
$13.7K $11.40/SF
− Vacancy
−$2.5K −$2.05/SF
EGI
$11.2K $9.35/SF
− OpEx
−$2.8K −$2.34/SF
NOI
$8.4K $7.01/SF
Area
Howard County, MD
Vacancy
18.00%
Lease Rate
$11.40 /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%
$168,260
Cap Rate 7%
$120,186
Cap Rate 9%
$93,478
Alternative Uses
Best Use
Office B
$120.2K
$105.2K – $140.2K
NOI $8,413 @ 7.0% cap · market cap 3.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$445.0K
$389.4K – $519.2K
NOI $31,152 @ 7.0% cap · market cap 12.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
863
Businesses Nearby
Explore this area
Business Placement
Demographics for 21042, MD
43,147
Population
15,269
Households
2.8
Avg Household Size
43
Median Age
75%
College-Educated
98%
High-School Grad
37.0 sq mi
ZIP Area
1,166
Density / Sq Mi
$190,504
Median Household Income
$94,089
Median Earnings
$2,253
Median Rent
$674,700
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 - Bright, airy office condo with four offices and reception area.
Where is this office units located?
The property is located at 5044 Dorsey Hall Dr Ellicott City, MD.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Four spacious, bright offices provide comfortable workspaces.; Large reception area is perfect for welcoming clients.; High‑speed connectivity with Fios and Comcast availability ensures reliable internet service.
