Updated End-Unit Office
For Sale
$549,900
8937 SHADY GROVE COURT #26A, Gaithersburg, MD 20877
Two-level office layout with private workrooms, meeting space, kitchenette, laundry, storage, and reception facilities.
Property Size1,632 SF
Price / SF$336.95
Days on Market8
Property Features for 8937 SHADY GROVE COURT #26A
General Information
Standard status
Active
Size
1,632 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Office Units
1
Building Details
Year Built
1996
Tenancy
Single
Owner Occupied
No
Abandoned
No
Listing Agency:
Prostage Realty, LLC
(917) 628-6179
Listed By:
Min Zhang · License #0225253901
(917) 628-6179
Source:
Cummingsrealtors
Added: Aug 24
Changed: Aug 29
Last Checked: Aug 30 at 4:57PM
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 Prostage Realty, LLC
Investment Insights
Based on property information with market context.
This 1632 SF office condo is configured across two levels with five private offices, a conference room, reception area, built-in reception desk, kitchenette, laundry, and dedicated storage. Each level includes a powder room. Interior improvements include custom trim and built-in wall file systems, providing a finished professional setting within an end-unit configuration.
The property is located in Shady Grove Professional Park with access to I-270, ICC/Rte 200, and I-495. Abundant parking is available for staff and visitors. The office is currently occupied by a tenant who wishes to remain, with lease terms subject to negotiation. Built in 1996, the property is offered for sale by appointment only.
The property is located in Shady Grove Professional Park with access to I-270, ICC/Rte 200, and I-495. Abundant parking is available for staff and visitors. The office is currently occupied by a tenant who wishes to remain, with lease terms subject to negotiation. Built in 1996, the property is offered for sale by appointment only.
Key Highlights
- 1632 SF office condo built in 1996
- Five private offices plus a conference room
- Reception area with built‑in desk, kitchenette, laundry, and storage
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
$19,945
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
3.63%
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%
$398,900
$398.9K
Cap Rate 7%
$284,929
$284.9K
Cap Rate 9%
$221,611
$221.6K
Market Conditions
NOI Build-Up for 1,632 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
$32.1K $19.68/SF
− Vacancy
−$5.5K −$3.38/SF
EGI
$26.6K $16.30/SF
− OpEx
−$6.6K −$4.07/SF
NOI
$19.9K $12.22/SF
Area
Montgomery County, MD
Vacancy
17.20%
Lease Rate
$19.68 /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%
$398,900
Cap Rate 7%
$284,929
Cap Rate 9%
$221,611
Alternative Uses
Best Use
Office B
$284.9K
$249.3K – $332.4K
NOI $19,945 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$574.1K
$502.3K – $669.8K
NOI $40,187 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,714
Businesses Nearby
Explore this area
Business Placement
Demographics for 20877, MD
37,577
Population
13,599
Households
2.8
Avg Household Size
36
Median Age
35%
College-Educated
76%
High-School Grad
5.6 sq mi
ZIP Area
6,710
Density / Sq Mi
$86,103
Median Household Income
$39,341
Median Earnings
$1,862
Median Rent
$462,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Two-level office layout with private workrooms, meeting space, kitchenette, laundry, storage, and reception facilities.
Where is this office units located?
The property is located at 8937 SHADY GROVE COURT #26A Gaithersburg, MD.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 1632 SF office condo built in 1996; Five private offices plus a conference room; Reception area with built‑in desk, kitchenette, laundry, and storage
