Residential Income Property with Mountain
For Sale
$779,900
104 MERCER COURT Unit 15-6, Frederick, MD 21701
Fifth-floor residence with a private library, two bedroom suites, and secure underground parking.
Property Size3,050 SF
Price / SF$255.70
Days on Market105
Property Features for 104 MERCER COURT Unit 15-6
General Information
Standard status
Active
Size
3,050 SF
Total Parking Spaces
1
Elevators
Yes
Property subtype
Penthouse Unit/Flat/Apartment
Units
Multifamily Units
1
Parking per Unit
1
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$10,513
Amenities
private caged storage
Palladian window
custom built-ins
three-sided fireplace
private library
granite countertops
soft-close cabinetry
under-cabinet lighting
powder room
laundry room with utility sink
walk-in closets
ensuite baths
sunroom
ceiling fans
Fios internet
high-efficiency heat pump
Wi-Fi-enabled programmable thermostat
Building Details
Building Size
3,050 SF
Year Built
1990
Listing Agency:
Bach Real Estate
Listed By:
jennifer C grove · License #530494
(301) 788-1887
Source:
Barnesrealestatecompany
Added: Jun 11
Changed: Sep 21
Last Checked: Sep 22 at 10:34PM
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 Bach Real Estate
Investment Insights
Based on property information with market context.
This 3,050-square-foot fifth-floor penthouse includes two bedroom suites, each with a walk-in closet, ensuite bath, and access to a sunroom. The residence offers expansive living and dining rooms, floor-to-ceiling windows, custom built-ins, a three-sided fireplace, and a private library with built-in shelving and a rolling ladder. The kitchen features granite countertops, soft-close cabinetry, under-cabinet lighting, and substantial storage. Fresh interior paint, refinished or newly installed wood floors, updated lighting, and electrical improvements contribute to the current finish. The larger living and dining room windows were replaced in 2025.
A designated parking space and private caged storage are located in the secure underground garage. The fifth floor is shared by only three residences, and the property provides views toward the Catoctin Mountains. The home is adjacent to Baker Park and offers access to downtown Frederick. A high-efficiency heat pump with a Wi-Fi-enabled programmable thermostat was installed in April 2026 and carries a transferable 10-year warranty. Condominium fees include enhanced home insurance, water, and sewer.
A designated parking space and private caged storage are located in the secure underground garage. The fifth floor is shared by only three residences, and the property provides views toward the Catoctin Mountains. The home is adjacent to Baker Park and offers access to downtown Frederick. A high-efficiency heat pump with a Wi-Fi-enabled programmable thermostat was installed in April 2026 and carries a transferable 10-year warranty. Condominium fees include enhanced home insurance, water, and sewer.
Key Highlights
- 3,050‑square‑foot penthouse on the fifth floor
- Two bedroom suites with walk‑in closets, ensuite baths, and sunroom access
- Private library with built‑in shelving and rolling ladder
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
$41,498
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
5.32%
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%
$829,960
$830.0K
Cap Rate 7%
$592,829
$592.8K
Cap Rate 9%
$461,089
$461.1K
Market Conditions
NOI Build-Up for 3,050 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
$79.4K $26.04/SF
− Vacancy
−$4.0K −$1.30/SF
EGI
$75.5K $24.74/SF
− OpEx
−$34.0K −$11.13/SF
NOI
$41.5K $13.61/SF
Area
Frederick County, MD
Vacancy
5.00%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$829,960
Cap Rate 7%
$592,829
Cap Rate 9%
$461,089
Alternative Uses
Best Use
Apartment 5plus
$592.8K
$518.7K – $691.6K
NOI $41,498 @ 7.0% cap · market cap 5.32%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.13M
$988.9K – $1.32M
NOI $79,112 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
693
Businesses Nearby
Explore this area
Business Placement
Demographics for 21701, MD
39,629
Population
18,914
Households
2.1
Avg Household Size
40
Median Age
50%
College-Educated
95%
High-School Grad
39.7 sq mi
ZIP Area
998
Density / Sq Mi
$102,306
Median Household Income
$59,381
Median Earnings
$1,607
Median Rent
$404,900
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Fifth-floor residence with a private library, two bedroom suites, and secure underground parking.
Where is this residential income property located?
The property is located at 104 MERCER COURT Unit 15-6 Frederick, MD.
What is the asking price?
The asking price for this property is $779,900.
What are key features of this property?
This property features: 3,050‑square‑foot penthouse on the fifth floor; Two bedroom suites with walk‑in closets, ensuite baths, and sunroom access; Private library with built‑in shelving and rolling ladder
