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    Versatile Property Near Maryland Beaches Title is generated by Realmo AI

    POWELLVILLE WHITON Road lot 3B, Pittsville, MD 21850

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    For Sale
    $649,990

    COMMERCIAL - PITTSVILLE, MD

    Property size:
    4,352 SF
    Lot size:
    16.99 Acres
    Price / SF:
    $149/SF
    Added:
    Jan 22, 2026
    Days on Market:
    119
    Last Refresh:
    May 21 at 7:06 pm

    Property Features for POWELLVILLE WHITON Road lot 3B

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    4,352 SF
    Lot size
    16.99 Acres

    Taxes and HOA fees

    Tax Annual Amount
    73

    We can help!

    Listing Contact
    Richard S. Barr
    Richard S. Barr

    Listing agent Richard S. Barr License #664469

    Listing office EXP Realty, LLC 107 Williamsport Circle unit: 350, National Harbor, MD

    Listing date Jan 22, 2026

    MLS# MDWC2021352 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

    • 16+/- Acres: Includes a large 15.99‑acre parcel with perc and a 1‑acre parcel with an updated 4,352sf building.
    • Updated Building: Features a recently updated 4,352sf building with new minisplit HVAC, LVP flooring, and architectural shingle roof.
    • Versatile Space: Offers huge gathering rooms, smaller intimate spaces, and ample storage on the walk‑up 2nd floor.
    • Includes 3 half‑bathrooms.
    • Desirable Features: Boasts exposed beams, vaulted ceilings, barn‑style doors, shiplap details, and high‑end fixtures.
    • Convenient Location: Situated near Rt 50, Snow Hill, Berlin, Salisbury, Ocean City, and Delaware Beaches.

    Overview

    This property features two parcels totaling 16.99 acres. One parcel consists of 15.99 acres with perc. The other includes an updated 4,352-square-foot building on 1 acre, equipped with an existing well and septic system. The building features an architectural shingle roof, new mini-split HVAC, LVP flooring, large gathering rooms, smaller intimate spaces, and three half-bathrooms. Storage is abundant in the walk-up second floor. The interior design incorporates exposed beams, vaulted ceilings, barn-style doors, shiplap details, and high-end fixtures. A spacious parking lot is available. The 15.99-acre lot runs behind the building and a line of houses, extending down Powellville Road and backing to Six Chix Lane. The property is located approximately 7 miles from Route 50, 8 miles from Snow Hill, 13 miles from Historic Downtown Berlin, 19 miles from Downtown Salisbury, 22 miles from Ocean City, and 27 miles from the Delaware Beaches. The property is located just over the Worcester County line. The sale includes two parcels with the following legal descriptions: 15.99 AC, ES MD 354, MIN SUBDVSN J W SHOCKLEY and 1 ACRES, 8314 WHITON ROAD, WHITON, SNOW HILL, MD 21863.
    Location Intelligence

    Current Use by Public Records

    Wedding venues

    Map

    City
    Pittsville
    County
    Wicomico
    State
    Maryland
    Longitude
    -75.4058
    Latitude
    38.3522

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    FAQs

    What type of property is this?
    Wedding venue - Two parcels with updated building and acreage near beaches.
    Where is this wedding venue located?
    The property is located at POWELLVILLE WHITON Road lot 3B Pittsville, MD.
    What is the asking price?
    The asking price for this property is $649,990.
    What are key features of this property?
    This property features: 16+/- Acres: Includes a large 15.99‑acre parcel with perc and a 1‑acre parcel with an updated 4,352sf building.; Updated Building: Features a recently updated 4,352sf building with new minisplit HVAC, LVP flooring, and architectural shingle roof.; Versatile Space: Offers huge gathering rooms, smaller intimate spaces, and ample storage on the walk‑up 2nd floor.
    (410) 430-5095
    We can help!
    Listing Contact
    Richard S. Barr
    Richard S. Barr
    Real Estate License ID: 664469
    Learn More
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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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