Updated Condo in Prime
For Sale
$360,000
800 AMBER TREE COURT #303, Gaithersburg, MD 20878
Modern 2-bedroom, 2.5-bath condo near Kentlands and Crown.
Property Size1,104 SF
Price / SF$326.09
Days on Market340
Property Features for 800 AMBER TREE COURT #303
General Information
Standard status
Active
Size
1,104 SF
Property subtype
Apartment
Amenities
Fireplace
Central A/C
Forced Air
Building Details
Building Size
1,104 SF
Year Built
1989
Listing Agency:
Crofton/Ft. Meade
(443) 929-0953
Listed By:
Shayla Honablew · License #5013100
(443) 929-0953
Source:
Kw
Added: Sep 16, 2025
Changed: Aug 19
Last Checked: Aug 20 at 7:24PM
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 Crofton/Ft. Meade
Investment Insights
Based on property information with market context.
This updated condo features 2 bedrooms and 2.5 bathrooms. Located between The Kentlands and Crown, it offers access to shopping, dining, and entertainment. Situated on the third floor, the condo provides tree views and includes a screened-in porch. The interior features an open layout, connecting the kitchen to the living room. The kitchen is equipped with stainless-steel appliances installed in January 2021. The living room includes hardwood floors, a wood-burning fireplace, and a triple window overlooking the porch. The dining area has hardwood floors, large windows, and porch access. The primary suite features newer carpet installed in August 2024, a walk-in closet, and an en suite bath. The second bedroom also has newer carpet installed in August 2024 and a private en suite bath. Additional updates include hardwood floors, windows, and a patio door installed in January 2021, an HVAC system installed in October 2022, a washer and dryer installed in September 2022, doorknobs and hinges replaced in June 2023, and a water heater replaced in August 2024. The property size is 1104 square feet.
Key Highlights
- Prime location between The Kentlands and Crown, offering convenient access to shopping, dining, and entertainment.
- Recent major updates including stainless steel kitchen appliances, hardwood floors, windows, patio door, HVAC system, washer/dryer, doorknobs/hinges, carpet, and water heater.
- Two bedrooms, each with its own private en suite bathroom.**
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
$18,228
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
5.06%
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%
$364,560
$364.6K
Cap Rate 7%
$260,400
$260.4K
Cap Rate 9%
$202,533
$202.5K
Market Conditions
NOI Build-Up for 1,104 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
$35.6K $32.28/SF
− Vacancy
−$2.5K −$2.26/SF
EGI
$33.1K $30.02/SF
− OpEx
−$14.9K −$13.51/SF
NOI
$18.2K $16.51/SF
Area
Montgomery County, MD
Vacancy
7.00%
Lease Rate
$32.28 /SF/Yr
Expense Ratio
45.00%
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%
$364,560
Cap Rate 7%
$260,400
Cap Rate 9%
$202,533
Alternative Uses
Best Use
Apartment 5plus
$260.4K
$227.9K – $303.8K
NOI $18,228 @ 7.0% cap · market cap 5.06%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$388.4K
$339.8K – $453.1K
NOI $27,185 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
504
Businesses Nearby
Explore this area
Business Placement
Demographics for 20878, MD
65,990
Population
25,297
Households
2.6
Avg Household Size
40
Median Age
70%
College-Educated
96%
High-School Grad
20.4 sq mi
ZIP Area
3,235
Density / Sq Mi
$142,062
Median Household Income
$76,026
Median Earnings
$2,188
Median Rent
$675,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Modern 2-bedroom, 2.5-bath condo near Kentlands and Crown.
Where is this apartment building located?
The property is located at 800 AMBER TREE COURT #303 Gaithersburg, MD.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: Prime location between The Kentlands and Crown, offering convenient access to shopping, dining, and entertainment.; Recent major updates including **stainless steel kitchen appliances, hardwood floors, windows, patio door, HVAC system, washer/dryer, doorknobs/hinges, carpet, and water heater.**; Two bedrooms, each with its own private en suite bathroom.**
