Giant Grocery
New
For Sale
$13,350,000
9580 Livingston Rd, Fort Washington, MD 20744
NNN lease structure places roof and structural obligations with the landlord while limiting other property management responsibilities.
Property Size42,800 SF
Days on Market2
Property Features for 9580 Livingston Rd
General Information
Standard status
Active
Size
42,800 SF
Property subtype
Retail
Zoning
CGO
Additional Details
Traffic Count
80,000 vehicles/day
Building Details
Building Size
42,800 SF
Year Built
1976
Tenancy
Single
Listing Agency:
SRS Real Estate Partners - Global Company
Listed By:
Andrew Fallon · License #RSR006585
(202) 286-1542
Source:
Srsre
Added: Sep 13
Last Checked: Sep 14 at 5:05AM
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 SRS Real Estate Partners - Global Company
Investment Insights
Based on property information with market context.
This fee-simple grocery property is leased to Giant under an NNN agreement with 15 years remaining in the initial term. The lease includes 6 five-year extension options and scheduled rent increases of roughly $1 per square foot every 5 years during the initial term and at each option period. Landlord responsibilities are limited to the roof and structure. The transaction includes ownership of both the land and building.
The store serves as the anchor for Livingston Square, a newly redeveloped 71,000+ SF shopping center along Indian Head Hwy (US Rt 210), where traffic is reported at 80,000 VPD. The property is in Fort Washington, MD, along the primary route connecting Washington, D.C., with the Fort Washington and Oxon Hill submarkets. The surrounding 5-mile area includes more than 209,000 residents, and only two other grocery stores are located within 3 miles.
The store serves as the anchor for Livingston Square, a newly redeveloped 71,000+ SF shopping center along Indian Head Hwy (US Rt 210), where traffic is reported at 80,000 VPD. The property is in Fort Washington, MD, along the primary route connecting Washington, D.C., with the Fort Washington and Oxon Hill submarkets. The surrounding 5-mile area includes more than 209,000 residents, and only two other grocery stores are located within 3 miles.
Key Highlights
- Giant grocery store with 15 years remaining on the initial lease term
- 6 five‑year extension options
- NNN lease with landlord obligations limited to roof and structure
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
$966,497
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
7.24%
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%
$19,329,940
$19.3M
Cap Rate 7%
$13,807,100
$13.8M
Cap Rate 9%
$10,738,856
$10.7M
Market Conditions
NOI Build-Up for 42,800 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
$1.45M $33.96/SF
− Vacancy
−$164.8K −$3.85/SF
EGI
$1.29M $30.11/SF
− OpEx
−$322.2K −$7.53/SF
NOI
$966.5K $22.58/SF
Area
Prince George's County, MD
Vacancy
11.34%
Lease Rate
$33.96 /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%
$19,329,940
Cap Rate 7%
$13,807,100
Cap Rate 9%
$10,738,856
Alternative Uses
Best Use
Specialty Retail
$13.81M
$12.08M – $16.11M
NOI $966,497 @ 7.0% cap · market cap 7.24%
Second Best
Retail
$13.74M
$12.02M – $16.02M
NOI $961,482 @ 7.0% cap · market cap 7.20%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
80,000 VPD
Traffic count
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
283
Businesses Nearby
134k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Groceries 41%
Shops & Services 14%
Giant
Groceries
54,688 visits/mo
0.1 miles
McDonald's
Dining
42,059 visits/mo
0.1 miles
7-Eleven
Shops & Services
14,606 visits/mo
0.2 miles
Panera Bread
Dining
12,103 visits/mo
0.1 miles
Jersey Mike's Subs
Dining
4,234 visits/mo
0.1 miles
Demographics for 20744, MD
52,747
Population
21,014
Households
2.5
Avg Household Size
44
Median Age
36%
College-Educated
90%
High-School Grad
26.1 sq mi
ZIP Area
2,021
Density / Sq Mi
$124,838
Median Household Income
$57,168
Median Earnings
$1,751
Median Rent
$418,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - NNN lease structure places roof and structural obligations with the landlord while limiting other property management responsibilities.
Where is this grocery and convenience store located?
The property is located at 9580 Livingston Rd Fort Washington, MD.
What is the asking price?
The asking price for this property is $13,350,000.
What are key features of this property?
This property features: Giant grocery store with 15 years remaining on the initial lease term; 6 five‑year extension options; NNN lease with landlord obligations limited to roof and structure
