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    6.97 Acres in Upper Marlboro Title is generated by Realmo AI

    12223 MOLLY BERRY RD., Upper Marlboro, MD 20772

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    Claim this Listing
    For Sale
    Under Contract
    $139,900

    LAND - UPPER MARLBORO, MD

    Lot size:
    6.97 Acres
    Added:
    Feb 15, 2026
    Days on Market:
    108
    Last Refresh:
    Jun 3 at 4:06 am

    Property Features for 12223 MOLLY BERRY RD.

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active Under Contract
    Lot size
    6.97 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1350

    We can help!

    Listing Contact
    Vincent J Payne
    Vincent J Payne

    Listing agent Vincent J Payne License #300238

    Listing office Realty Navigator 1125 West Street unit: 216, Chester, MD

    Listing date Feb 15, 2026

    MLS# MDPG2191890 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 6.97+\/- acre private, wooded lot in a park‑like setting.
    • Percolation approved and ready to build your dream home.
    • Convenient to the DC / Virginia Metro Corridor.
    • Located in the Maryland Wineries Association's 'Legacy Wine Trail'.
    • Minutes away from Merkle Wildlife Sanctuary and Jug Bay - Patuxent River Park System.
    • Zoned Agricultural and Preservation (AG) for low‑density development and preservation of ecological balance.

    Overview

    This 6.97+/- acre lot offers a fantastic opportunity to live in a park-like setting. Percolation has been approved, making it ready for building a dream home. The property is a private wooded lot accessed via a shared private gravel road. Percolation results are available upon request. Conveniently located near the DC/Virginia Metro Corridor, the property is also situated in the Maryland Wineries Association's "Legacy Wine Trail" and is just minutes from the Merkle Wildlife Sanctuary and the Jug Bay - Patuxent River Park System. It is located in Prince George's County's "Rural Tier." The current zoning is Agricultural and Preservation (AG) Zone. The purposes of the Agriculture and Preservation (AG) Zone are to provide for low density and development intensity as indicated on the General Plan or applicable Area Master Plan or Sector Plan and to provide for areas that are to be devoted to uses that preserve the County's ecological balance and heritage, while providing for the appropriate use and enjoyment of natural resources. The use of the AG Zone is intended to promote the economic use and conservation of agriculture, natural resources, residential estates, non-intensive recreational uses, and similar uses.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Hotel & Motel Kitchen & Bath Showroom Garden Center Plumbing Service Nursing Home Nursing Home

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Upper Marlboro
    County
    Prince George's
    State
    Maryland
    Longitude
    -76.7753823
    Latitude
    38.7234296

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 6.97 acre lot ready for your dream home.
    Where is this agricultural land / farmland located?
    The property is located at 12223 MOLLY BERRY RD. Upper Marlboro, MD.
    What is the asking price?
    The asking price for this property is $139,900.
    What are key features of this property?
    This property features: 6.97+\/- acre private, wooded lot in a park‑like setting.; Percolation approved and ready to build your dream home.; Convenient to the DC / Virginia Metro Corridor.
    (410) 924-3182
    We can help!
    Listing Contact
    Vincent J Payne
    Vincent J Payne
    Real Estate License ID: 300238
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    12223 MOLLY BERRY RD., UPPER MARLBORO, MD 20772
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