Office Unit with Private
For Sale
$249,900
601 POST OFFICE Road, Waldorf, MD 20602
Commercial Sale, WALDORF, MD
Property Size1,405 SF
Price / SF$177.86
Days on Market55
Property Features for 601 POST OFFICE Road
General Information
Property type
Other
Property subtype
Office
Parking
35
Parking features
Parking Lot
Elementary school district
CHARLES COUNTY PUBLIC SCHOOLS
Middle school district
CHARLES COUNTY PUBLIC SCHOOLS
High school district
CHARLES COUNTY PUBLIC SCHOOLS
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
2941
Utilities
Heating system
Electric (Heating), Forced Air, Heat Pump (Heating)
Cooling system
Central Air
Amenities
reception
private bathroom
corner kitchenette
private balcony
storage
floor to ceiling glass
separately zoned A/C and heat
Building Details
Year built
1989
Number of units
1
Building materials
Brick
Listing Agency:
Dehanas Real Estate Services
(301) 870-1717
Listed By:
Eric H. Schulz · License #520372
(301) 399-5174
Added: Jul 31
Changed: Sep 17
Last Checked: Sep 23 at 2:06PM
MLS# MDCH2057648
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,405 SF office unit includes a reception area, 4 offices, a private bathroom, a corner kitchenette, and substantial storage. Glass walls and windows bring natural light into the work areas, while a private outside balcony extends the suite. The property also features an upgraded private office with floor-to-ceiling glass and separately zoned A/C and heat, along with built-in improvements throughout.
Elevator and stairway access serve the unit, and shaded parking is available in the on-site parking lot. Constructed in 1989 with brick construction, the property has electric heat pump and forced-air heating, plus central air conditioning. Views toward the lake and surrounding trees add a distinctive setting for office users.
Elevator and stairway access serve the unit, and shaded parking is available in the on-site parking lot. Constructed in 1989 with brick construction, the property has electric heat pump and forced-air heating, plus central air conditioning. Views toward the lake and surrounding trees add a distinctive setting for office users.
Key Highlights
- 1,405 SF office unit with reception, 4 offices, private bathroom, kitchenette, and storage
- Private outside balcony with lake and tree views
- Private suite with floor‑to‑ceiling glass and separately zoned A/C and heat
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
8.59%
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 8.59%
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 552.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
454
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Glass-fronted offices with lake and tree views, elevator access, built-ins, and shaded parking.
Where is this office units located?
The property is located at 601 POST OFFICE Road Waldorf, MD.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: 1,405 SF office unit with reception, 4 offices, private bathroom, kitchenette, and storage; Private outside balcony with lake and tree views; Private suite with floor‑to‑ceiling glass and separately zoned A/C and heat
