Manufacturing Property with Bottling
For Sale
$1,200,000
11712 BIG POOL ROAD, Clear Spring, MD 21722
Industrial improvements include office, warehouse, manufacturing space, and specialized beverage-production equipment.
Property Size12,128 SF
Lot Size41.42 Acres
Price / SF$98.94
Days on Market15
Property Features for 11712 BIG POOL ROAD
General Information
Standard status
Active
Size
12,128 SF
Lot size
41.42 Acres
Property subtype
Commercial
Building Details
Year Built
1960
Listing Agency:
Berkshire Hathaway HomeServices Homesale Realty
(301) 988-5115
Listed By:
Cynthia R Sullivan · License #505283
(301) 988-5115
Source:
Cummingsrealtors
Added: Aug 16
Changed: Aug 24
Last Checked: Aug 29 at 8:59AM
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 Berkshire Hathaway HomeServices Homesale Realty
Investment Insights
Based on property information with market context.
This manufacturing property occupies 41.42 acres and includes a furnished office building, warehouse, and separate manufacturing building. The improvements are accompanied by two bottling systems, a distilling system, a spring house, two bore holes, and additional equipment conveyed with the property. The site was developed in 1960 and incorporates Green Spring, identified as historic in the property information.
Located at 11712 Big Pool Road in Clear Spring, Maryland, the property is car-dependent, with a Walk Score of 2 and a Bike Score of 2. The combination of industrial buildings, office space, water-related site features, and production equipment creates a substantial manufacturing-oriented property with multiple existing improvements.
Located at 11712 Big Pool Road in Clear Spring, Maryland, the property is car-dependent, with a Walk Score of 2 and a Bike Score of 2. The combination of industrial buildings, office space, water-related site features, and production equipment creates a substantial manufacturing-oriented property with multiple existing improvements.
Key Highlights
- 41.42‑acre manufacturing property in Clear Spring, MD
- Furnished office building, warehouse, and manufacturing building included
- Two comprehensive bottling systems and a distilling system convey
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
$83,594
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
6.97%
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%
$1,671,880
$1.7M
Cap Rate 7%
$1,194,200
$1.2M
Cap Rate 9%
$928,822
$928.8K
Market Conditions
NOI Build-Up for 12,128 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
$109.2K $9.00/SF
− Vacancy
−$10.8K −$0.89/SF
EGI
$98.3K $8.11/SF
− OpEx
−$14.8K −$1.22/SF
NOI
$83.6K $6.89/SF
Area
Washington County, MD
Vacancy
9.90%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,671,880
Cap Rate 7%
$1,194,200
Cap Rate 9%
$928,822
Alternative Uses
Best Use
Office B
$2.08M
$1.82M – $2.43M
NOI $145,714 @ 7.0% cap · market cap 12.14%
Second Best
Warehouse
$1.19M
$1.04M – $1.39M
NOI $83,594 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$2.69M
$2.35M – $3.14M
NOI $188,318 @ 7.0% cap · market cap 15.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 21722, MD
5,674
Population
2,347
Households
2.4
Avg Household Size
44
Median Age
23%
College-Educated
93%
High-School Grad
56.9 sq mi
ZIP Area
100
Density / Sq Mi
$86,341
Median Household Income
$54,863
Median Earnings
$877
Median Rent
$298,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Industrial improvements include office, warehouse, manufacturing space, and specialized beverage-production equipment.
Where is this manufacturing property located?
The property is located at 11712 BIG POOL ROAD Clear Spring, MD.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 41.42‑acre manufacturing property in Clear Spring, MD; Furnished office building, warehouse, and manufacturing building included; Two comprehensive bottling systems and a distilling system convey
