Improved Office Suite with Private
For Sale
$275,000
601 POST OFFICE Road, Waldorf, MD 20602
Commercial Sale - WALDORF, MD
Property Size1,405 SF
Price / SF$195.73
Days on Market10
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
kitchenette
private outside balcony
storage
lake view
floor-to-ceiling glass
separately zoned HVAC
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) 870-1717
Added: Jul 31
Changed: Aug 5
Last Checked: Aug 9 at 10:06AM
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 improved office space offers a reception area, four offices, a private bathroom, and a corner kitchenette with glass walls and access to a private outside balcony. The layout also includes extensive storage, along with extensive glass-window use in each office for views of the lake and trees. An outstanding private suite features floor-to-ceiling glass and separately zoned A/C and heat, with extensive upgrades and built-ins included.
Elevator and stairway access support convenient building circulation. The building is constructed of brick and provides parking lot parking with shaded spaces.
With central air and heat pump, electric, and forced-air heating, the space is designed for comfortable day-to-day operations. Built in 1989, the office configuration suits tenants seeking a reception-driven environment with multiple enclosed offices and a private suite.
Elevator and stairway access support convenient building circulation. The building is constructed of brick and provides parking lot parking with shaded spaces.
With central air and heat pump, electric, and forced-air heating, the space is designed for comfortable day-to-day operations. Built in 1989, the office configuration suits tenants seeking a reception-driven environment with multiple enclosed offices and a private suite.
Key Highlights
- 1,405 SF improved office space with reception, four offices, and lots of storage
- Corner kitchenette with glass walls plus access to a private outside balcony
- Outstanding 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
7.81%
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 7.81%
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 502.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
1,247
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
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Frequently Asked Questions
What type of property is this?
Office units - Upgraded office suite with reception, multiple offices, a private bathroom, and a private outside balcony access.
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 $275,000.
What are key features of this property?
This property features: 1,405 SF improved office space with reception, four offices, and lots of storage; Corner kitchenette with glass walls plus access to a private outside balcony; Outstanding private suite with floor‑to‑ceiling glass and separately zoned A/C and heat
