Updated Residential Income
For Sale
$260,000
Pending
807 STRATFORD WAY #L, Frederick, MD 21701
Two bedrooms, two full bathrooms, and an open layout provide a practical residential configuration.
Property Size1,033 SF
Days on Market23
Property Features for 807 STRATFORD WAY #L
General Information
Standard status
Pending
Size
1,033 SF
Property subtype
Apartment
Amenities
porch
Building Details
Building Size
1,033 SF
Year Built
1987
Listing Agency:
IMPACT Maryland Real Estate
Listed By:
Anthony E Verdi
(240) 815-0890
Source:
Cindee.kw
Added: Aug 13
Changed: Sep 2
Last Checked: Sep 4 at 2:12AM
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 IMPACT Maryland Real Estate
Investment Insights
Based on property information with market context.
This 1,033-square-foot condominium offers two bedrooms and two full bathrooms within an open floor plan. The interior has been updated and well maintained, with a layout designed for a more connected living area. A porch is accessible through a new sliding glass door.
Major updates include a newer HVAC system installed in 2025, two newer windows, and the replacement sliding glass door. Built in 1987, the property combines established construction with recent improvements and a clean, ready-to-occupy condition.
Major updates include a newer HVAC system installed in 2025, two newer windows, and the replacement sliding glass door. Built in 1987, the property combines established construction with recent improvements and a clean, ready-to-occupy condition.
Key Highlights
- 1,033 finished square feet with two bedrooms and two full bathrooms
- Open floor plan creates a connected living area
- Newer HVAC system installed in 2025
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
$14,055
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
5.41%
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%
$281,100
$281.1K
Cap Rate 7%
$200,786
$200.8K
Cap Rate 9%
$156,167
$156.2K
Market Conditions
NOI Build-Up for 1,033 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
$26.9K $26.04/SF
− Vacancy
−$1.3K −$1.30/SF
EGI
$25.6K $24.74/SF
− OpEx
−$11.5K −$11.13/SF
NOI
$14.1K $13.61/SF
Area
Frederick County, MD
Vacancy
5.00%
Lease Rate
$26.04 /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%
$281,100
Cap Rate 7%
$200,786
Cap Rate 9%
$156,167
Alternative Uses
Best Use
Apartment 5plus
$200.8K
$175.7K – $234.3K
NOI $14,055 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$382.8K
$334.9K – $446.6K
NOI $26,794 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
209
Businesses Nearby
Explore this area
Business Placement
Demographics for 21701, MD
39,629
Population
18,914
Households
2.1
Avg Household Size
40
Median Age
50%
College-Educated
95%
High-School Grad
39.7 sq mi
ZIP Area
998
Density / Sq Mi
$102,306
Median Household Income
$59,381
Median Earnings
$1,607
Median Rent
$404,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two bedrooms, two full bathrooms, and an open layout provide a practical residential configuration.
Where is this residential income property located?
The property is located at 807 STRATFORD WAY #L Frederick, MD.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 1,033 finished square feet with two bedrooms and two full bathrooms; Open floor plan creates a connected living area; Newer HVAC system installed in 2025
