Germantown Medical/Office Condos For
For Sale
Contact for pricing
12800 and 12850 Middlebrook Road, Darnestown, MD 20874
Professional medical and office condos for sale in Germantown.
Property Size861 SF
Price / SF$275
Days on Market1375
Property Features for 12800 and 12850 Middlebrook Road
General Information
Standard status
Active
Size
861 SF
Class
A
Property subtype
Office
Investment Type
Owner/User
Building Details
Year Built
1989
Year Renovated
2019
Buildings
2
Stories
4
Tenancy
Multi
Listing Agency:
ROSSI Commercial Real Estate
Listed By:
Brian Rossi · License #MD 515851
Source:
Crexi
Added: Nov 15, 2022
Changed: Aug 13
Last Checked: Aug 20 at 7:36AM
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 ROSSI Commercial Real Estate
Investment Insights
Based on property information with market context.
Professional medical and office condos are available for sale in a two-building campus located at 12800 and 12850 Middlebrook Road in Germantown, MD. Multiple size options are available, ranging from 535 square feet up to 15,020 square feet. The property is situated in the heart of Germantown Town Center, near Holy Cross Hospital, the Department of Energy, and Montgomery College Germantown Campus, with numerous retail amenities nearby. A $30 per square foot seller credit is offered at settlement. Trevion Corporate Park consists of two four-story buildings. The building at 12850 Middlebrook Road was renovated in 2019, featuring a new lobby, elevators, and restrooms with updated finishes and an open atrium lobby. The property is located at the intersection of Middlebrook Road and Germantown Road, close to the new Germantown Holy Cross Hospital. Free parking is available with a higher-than-average parking ratio. Walkable shopping centers offer a variety of restaurants, banks, shopping, recreational parks and facilities, residential areas, the Germantown MARC Train Station, the Department of Energy, and Montgomery College, Germantown Campus.
Key Highlights
- $30 Per Square Foot seller credit at settlement.
- Excellent location in the heart of Germantown Town Center, near Holy Cross Hospital, Dept. of Energy, and Montgomery College Germantown Campus.
- Multiple size options available, ranging from 535 SF up to 15,020 SF.
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
$13,541
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
5.72%
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%
$270,820
$270.8K
Cap Rate 7%
$193,443
$193.4K
Cap Rate 9%
$150,456
$150.5K
Market Conditions
NOI Build-Up for 861 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
$27.8K $32.28/SF
− Vacancy
−$5.2K −$6.07/SF
EGI
$22.6K $26.21/SF
− OpEx
−$9.0K −$10.48/SF
NOI
$13.5K $15.73/SF
Area
Montgomery County, MD
Vacancy
18.80%
Lease Rate
$32.28 /SF/Yr
Expense Ratio
40.00%
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%
$270,820
Cap Rate 7%
$193,443
Cap Rate 9%
$150,456
Alternative Uses
Best Use
Healthcare Medical
$193.4K
$169.3K – $225.7K
NOI $13,541 @ 7.0% cap · market cap 5.72%
Second Best
Office B
$150.3K
$131.5K – $175.4K
NOI $10,523 @ 7.0% cap · market cap 4.44%
Theoretical Best
Specialty Retail
$302.9K
$265.0K – $353.4K
NOI $21,202 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 20874, MD
62,908
Population
23,081
Households
2.7
Avg Household Size
37
Median Age
49%
College-Educated
90%
High-School Grad
22.7 sq mi
ZIP Area
2,771
Density / Sq Mi
$109,648
Median Household Income
$57,436
Median Earnings
$1,938
Median Rent
$385,300
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?
Medical Office Space - Professional medical and office condos for sale in Germantown.
Where is this medical office space located?
The property is located at 12800 and 12850 Middlebrook Road Darnestown, MD.
What is the asking price?
The asking price for this property is $236,775.
What are key features of this property?
This property features: $30 Per Square Foot seller credit at settlement.; Excellent location in the heart of Germantown Town Center, near Holy Cross Hospital, Dept. of Energy, and Montgomery College Germantown Campus.; Multiple size options available, ranging from 535 SF up to 15,020 SF.
