Improved Office Suite with
For Sale
$249,900
601 POST OFFICE ROAD #2D, Waldorf, MD 20602
Improved office suite features reception, multiple private offices, kitchenette, private bathroom, and an outside balcony with glass-walled offices.
Property Size1,405 SF
Price / SF$177.86
Days on Market60
Property Features for 601 POST OFFICE ROAD #2D
General Information
Standard status
Active
Size
1,405 SF
Property subtype
Commercial
Amenities
balcony
view of lake and trees
elevator access
shaded parking
Building Details
Year Built
1989
Listing Agency:
Dehanas Real Estate Services
Listed By:
Eric H. Schulz · License #520372
(301) 870-1717
Source:
Cummingsrealtors
Added: Jul 16
Changed: Sep 12
Last Checked: Sep 12 at 6:52AM
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 Dehanas Real Estate Services
Investment Insights
Based on property information with market context.
This improved office suite offers a reception area, four offices, a private bathroom, and a corner kitchenette with glass walls, along with access to an outside balcony. The layout includes extensive storage and built-ins. Office interiors feature extensive glass windows, and the property also includes an outstanding private suite with floor-to-ceiling glass. The suite is separately zoned for heating and air conditioning.
Access is available via an elevator and stairway. The property includes shaded parking spaces.
The suite is well-equipped for office use with reception and multiple enclosed offices, plus dedicated amenities such as the kitchenette and private bathroom.
Access is available via an elevator and stairway. The property includes shaded parking spaces.
The suite is well-equipped for office use with reception and multiple enclosed offices, plus dedicated amenities such as the kitchenette and private bathroom.
Key Highlights
- 1,405 SF improved office suite in a building built in 1989
- Reception area plus 4 offices, including an outstanding private suite with floor‑to‑ceiling glass
- Private bathroom and corner kitchenette with glass walls, with access to an outside balcony
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
Current Use
Location Intelligence
Trade Area within ½ mile
585
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Improved office suite features reception, multiple private offices, kitchenette, private bathroom, and an outside balcony with glass-walled offices.
Where is this office units located?
The property is located at 601 POST OFFICE ROAD #2D 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 improved office suite in a building built in 1989; Reception area plus 4 offices, including an outstanding private suite with floor‑to‑ceiling glass; Private bathroom and corner kitchenette with glass walls, with access to an outside balcony
