Clinton Retail Land
For Sale
$2,800,000
Pending
9005 WOODYARD Rd, Clinton, MD 20735
Retail zoned land with operational building in high-demand area.
Property Size8,120 SF
Lot Size1.20 Acres
Days on Market151
Property Features for 9005 WOODYARD Rd
General Information
Standard status
Pending
Size
8,120 SF
Lot size
1.20 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$28,400
Building Details
Year Built
1979
Units
2
Listing Agency:
Land & Commercial, INC
(301) 952-9705
Listed By:
Leo Bruso · License #25667
(301) 952-9705
Source:
Elliman
Added: Mar 12
Changed: Aug 8
Last Checked: Aug 8 at 6:24AM
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 Land & Commercial, INC
Investment Insights
Based on property information with market context.
Located in Clinton, this property features 1.2 acres of retail-zoned land with an 8,120-square-foot building and a separate 4,900-square-foot storage building. The property has frontage on Woodyard Road / State Route 223. The zoning is RMF-48, grandfathered for all retail zoning uses. The property offers the option to continue operating as a retail hardware store or redevelop for other retail sales. A new Carrier 15-ton HP Split system with 30 Kw electric backup heat system, and new LED lighting in the retail area were installed in January 2024. Positioned in one of Prince George’s County’s most active corridors, this property provides long-term upside for investors, developers, or owner-users seeking land with flexible use options.
Key Highlights
- 1.2 acres of retail‑zoned land in a high‑demand area.
- 8,120 sq. ft. building (plus 4,900 SF separate storage building) with prime road frontage on Woodyard Road / State Route 223.**
- RMF‑48 zoning, grandfathered for all retail zoning uses, offering flexibility.
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
$182,412
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
6.51%
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%
$3,648,240
$3.6M
Cap Rate 7%
$2,605,886
$2.6M
Cap Rate 9%
$2,026,800
$2.0M
Market Conditions
NOI Build-Up for 8,120 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
$275.8K $33.96/SF
− Vacancy
−$15.2K −$1.87/SF
EGI
$260.6K $32.09/SF
− OpEx
−$78.2K −$9.63/SF
NOI
$182.4K $22.46/SF
Area
Prince George's County, MD
Vacancy
5.50%
Lease Rate
$33.96 /SF/Yr
Expense Ratio
30.00%
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%
$3,648,240
Cap Rate 7%
$2,605,886
Cap Rate 9%
$2,026,800
Alternative Uses
Best Use
Retail
$2.61M
$2.28M – $3.04M
NOI $182,412 @ 7.0% cap · market cap 6.51%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.62M
$2.29M – $3.06M
NOI $183,363 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20735, MD
38,200
Population
13,670
Households
2.8
Avg Household Size
44
Median Age
33%
College-Educated
90%
High-School Grad
25.9 sq mi
ZIP Area
1,475
Density / Sq Mi
$123,125
Median Household Income
$59,610
Median Earnings
$1,915
Median Rent
$401,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail zoned land with operational building in high-demand area.
Where is this storefront property located?
The property is located at 9005 WOODYARD Rd Clinton, MD.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 1.2 acres of retail‑zoned land in a high‑demand area.; 8,120 sq. ft. building (plus 4,900 SF separate storage building) with prime road frontage on Woodyard Road / State Route 223.**; RMF‑48 zoning, grandfathered for all retail zoning uses, offering flexibility.
