Office Building with Conference
New
For Sale
$925,000
8 POST OFFICE ROAD, Waldorf, MD 20602
Eleven private offices are complemented by a separate kitchen, data center, and two restrooms.
Property Size2,925 SF
Lot Size1.00 Acre
Price / SF$316.24
Days on Market3
Property Features for 8 POST OFFICE ROAD
General Information
Standard status
Active
Size
2,925 SF
Total Parking Spaces
43
Lot size
1.00 Acre
Property subtype
Commercial
Building Details
Year Built
1985
Construction
brick veneer
Listing Agency:
Coldwell Banker Premier
(301) 645-1700
Listed By:
Reuben J Lilly · License #0225177607
(301) 752-1979
Source:
Cummingsrealtors
Added: Sep 22
Changed: Sep 24
Last Checked: Sep 24 at 2:08PM
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 Coldwell Banker Premier
Investment Insights
Based on property information with market context.
Built in 1985, this 2,925-square-foot office building has a brick veneer exterior and sits on a 1-acre parcel. Its layout includes 11 offices, a large conference room, a separate kitchen, a data center, and two restrooms. Rear access is also available.
The property has lighted, paved parking with 31 spaces and an additional 12 spaces at the rear. It is located at 8 Post Office Road in Waldorf, Maryland.
The property has lighted, paved parking with 31 spaces and an additional 12 spaces at the rear. It is located at 8 Post Office Road in Waldorf, Maryland.
Key Highlights
- 2,925‑square‑foot office building on a 1‑acre parcel
- 11 offices and a large conference room
- Separate kitchen, data center, and two restrooms
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
$44,684
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
4.83%
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%
$893,680
$893.7K
Cap Rate 7%
$638,343
$638.3K
Cap Rate 9%
$496,489
$496.5K
Market Conditions
NOI Build-Up for 2,925 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
$72.0K $24.60/SF
− Vacancy
−$12.4K −$4.23/SF
EGI
$59.6K $20.37/SF
− OpEx
−$14.9K −$5.09/SF
NOI
$44.7K $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%
$893,680
Cap Rate 7%
$638,343
Cap Rate 9%
$496,489
Alternative Uses
Best Use
Office B
$638.3K
$558.6K – $744.7K
NOI $44,684 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$41.07M
$35.94M – $47.92M
NOI $2,875,011 @ 7.0% cap · market cap 310.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,629
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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Cap Rate, Value Estimation, Potential NOI and more
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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 building - Eleven private offices are complemented by a separate kitchen, data center, and two restrooms.
Where is this office building located?
The property is located at 8 POST OFFICE ROAD Waldorf, MD.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 2,925‑square‑foot office building on a 1‑acre parcel; 11 offices and a large conference room; Separate kitchen, data center, and two restrooms
