Flex Industrial Property with Storage
For Sale
$1,290,000
8200 CRAIN HIGHWAY, La Plata, MD 20646
4.5 acres with Route 301 frontage, a newly updated main office/showroom structure, and multiple storage buildings with HVAC.
Property Size2,724 SF
Lot Size4.50 Acres
Price / SF$473.57
Days on Market28
Property Features for 8200 CRAIN HIGHWAY
General Information
Standard status
Active
Size
2,724 SF
Lot size
4.50 Acres
Property subtype
Retail
Zoning
CC
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$4,082
Building Details
Building Size
2,724 SF
Year Built
1950
Buildings
4
Listing Agency:
Berkshire Hathaway HomeServices PenFed Realty
(240) 298-3896
Listed By:
Thomas F. McKay · License ##5015207
(240) 298-3896
Source:
Kerishull
Added: Jul 27
Changed: Aug 23
Last Checked: Aug 23 at 5:01AM
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 Berkshire Hathaway HomeServices PenFed Realty
Investment Insights
Based on property information with market context.
This property offers 4.5 level acres zoned Community Commercial (CC) and includes a freshly updated 2,724 sq ft main structure with a reception/showroom area, several private offices, a large meeting room, and two updated restrooms. Interior improvements include new HVAC, new flooring, fresh paint, new ceilings, and modern lighting throughout.
The site is positioned with Route 301 frontage and pylon signage, with direct access from Rt 301 plus additional access via Fair Grounds Road at the rear. 2024 AADT is listed as 20,851 / 21,271 weekday average along the corridor.
For operations and storage, the property includes a new 28' x 43' storage building with a massive 16' x 12' bay door, an attached 2-bay garage/storage building with a restroom, and a separate 12' x 20' detached garage with electric and HVAC, along with an additional outside restroom.
The site is positioned with Route 301 frontage and pylon signage, with direct access from Rt 301 plus additional access via Fair Grounds Road at the rear. 2024 AADT is listed as 20,851 / 21,271 weekday average along the corridor.
For operations and storage, the property includes a new 28' x 43' storage building with a massive 16' x 12' bay door, an attached 2-bay garage/storage building with a restroom, and a separate 12' x 20' detached garage with electric and HVAC, along with an additional outside restroom.
Key Highlights
- 4.5 acres with Route 301 frontage and Community Commercial (CC) zoning
- Newly updated 2,724 SF main structure with reception/showroom, multiple private offices, and a large meeting room
- Interior updates include new HVAC, flooring, fresh paint, new ceilings, and modern lighting; 2 updated 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
$41,613
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
3.23%
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%
$832,260
$832.3K
Cap Rate 7%
$594,471
$594.5K
Cap Rate 9%
$462,367
$462.4K
Market Conditions
NOI Build-Up for 2,724 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
$67.0K $24.60/SF
− Vacancy
−$11.5K −$4.23/SF
EGI
$55.5K $20.37/SF
− OpEx
−$13.9K −$5.09/SF
NOI
$41.6K $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%
$832,260
Cap Rate 7%
$594,471
Cap Rate 9%
$462,367
Alternative Uses
Best Use
Office B
$594.5K
$520.2K – $693.6K
NOI $41,613 @ 7.0% cap · market cap 3.23%
Second Best
Warehouse
$454.6K
$397.7K – $530.3K
NOI $31,819 @ 7.0% cap · market cap 2.47%
Theoretical Best
Multifamily LT 5
$38.25M
$33.47M – $44.62M
NOI $2,677,446 @ 7.0% cap · market cap 207.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20646, MD
20,411
Population
8,263
Households
2.5
Avg Household Size
42
Median Age
33%
College-Educated
95%
High-School Grad
79.8 sq mi
ZIP Area
256
Density / Sq Mi
$130,008
Median Household Income
$62,409
Median Earnings
$1,486
Median Rent
$435,100
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?
Flex space - 4.5 acres with Route 301 frontage, a newly updated main office/showroom structure, and multiple storage buildings with HVAC.
Where is this flex space located?
The property is located at 8200 CRAIN HIGHWAY La Plata, MD.
What is the asking price?
The asking price for this property is $1,290,000.
What are key features of this property?
This property features: 4.5 acres with Route 301 frontage and Community Commercial (CC) zoning; Newly updated 2,724 SF main structure with reception/showroom, multiple private offices, and a large meeting room; Interior updates include new HVAC, flooring, fresh paint, new ceilings, and modern lighting; 2 updated restrooms
