Restaurant and Apartment
For Sale
Contact for pricing
1125 S Charles St, Baltimore, MD 21230
Fully occupied three-unit building with two renovated apartments above a restaurant with full kitchen, bar, and dining area.
Property Size3,632 SF
Price / SF$275.06
Days on Market506
Property Features for 1125 S Charles St
General Information
Standard status
Active
Size
3,632 SF
Property subtype
RETAIL
Zoning
C-1
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1920
Tenancy
Multi
Listing Agency:
Brexton Commercial - Baltimore
(410) 530-6502
Listed By:
Cody Chamberlain · License ##656933
(410) 530-6502
Source:
Moodyscre
Added: Mar 25, 2025
Changed: Jul 28
Last Checked: Jul 28 at 7:58AM
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 Brexton Commercial - Baltimore
Investment Insights
Based on property information with market context.
1125 S Charles St is a fully occupied, three-unit mixed-use property on a double lot. The 3,632-square-foot building was built in 1920 and is configured with two apartments on the second level and a restaurant on the first level.
The apartment units, Apartment A and Apartment B, are newly renovated. Apartment A has one bedroom and two full bathrooms, while Apartment B has two bedrooms and two full bathrooms. The restaurant includes a full kitchen, bar, and dining area, and the liquor license is owned by the tenant.
The property is zoned C-1 and is positioned for street retail and commercial use in the Baltimore area, with the unit mix supporting multiple income streams.
The apartment units, Apartment A and Apartment B, are newly renovated. Apartment A has one bedroom and two full bathrooms, while Apartment B has two bedrooms and two full bathrooms. The restaurant includes a full kitchen, bar, and dining area, and the liquor license is owned by the tenant.
The property is zoned C-1 and is positioned for street retail and commercial use in the Baltimore area, with the unit mix supporting multiple income streams.
Key Highlights
- 3,632 SF, fully occupied three‑unit building with two renovated apartments above a restaurant
- Two second‑floor apartments: Apartment A (1 bed, 2 full baths) and Apartment B (2 beds, 2 full baths)
- Restaurant on the first level includes full kitchen, bar, and dining area
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
$58,691
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
5.87%
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%
$1,173,820
$1.2M
Cap Rate 7%
$838,443
$838.4K
Cap Rate 9%
$652,122
$652.1K
Market Conditions
NOI Build-Up for 3,632 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
$82.8K $22.80/SF
− Vacancy
−$4.6K −$1.25/SF
EGI
$78.3K $21.55/SF
− OpEx
−$19.6K −$5.39/SF
NOI
$58.7K $16.16/SF
Area
Baltimore, MD
Vacancy
5.50%
Lease Rate
$22.80 /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%
$1,173,820
Cap Rate 7%
$838,443
Cap Rate 9%
$652,122
Alternative Uses
Best Use
Specialty Retail
$838.4K
$733.6K – $978.2K
NOI $58,691 @ 7.0% cap · market cap 5.87%
Second Best
Multifamily LT 5
$762.0K
$666.7K – $889.0K
NOI $53,337 @ 7.0% cap · market cap 5.34%
Theoretical Best
Office A
$870.1K
$761.4K – $1.02M
NOI $60,909 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,075
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 21230, MD
36,660
Population
18,070
Households
2
Avg Household Size
33
Median Age
59%
College-Educated
88%
High-School Grad
6.3 sq mi
ZIP Area
5,819
Density / Sq Mi
$94,164
Median Household Income
$69,973
Median Earnings
$1,771
Median Rent
$327,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Kumari Restaurant - Federal Hill — 847 E Fort Ave, Baltimore, MD 21230
- Picnic Perch — Baltimore, MD 21201
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Fully occupied three-unit building with two renovated apartments above a restaurant with full kitchen, bar, and dining area.
Where is this conventional restaurant located?
The property is located at 1125 S Charles St Baltimore, MD.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 3,632 SF, fully occupied three‑unit building with two renovated apartments above a restaurant; Two second‑floor apartments: Apartment A (1 bed, 2 full baths) and Apartment B (2 beds, 2 full baths); Restaurant on the first level includes full kitchen, bar, and dining area
