Meat Processing Facility with Retail
For Sale
$499,000
12 12r Middle St, Taneytown, MD 21787
Established local meat operation includes processing equipment, retail fixtures, and transferable inventory.
Property Size3,492 SF
Price / SF$142.90
Days on Market49
Property Features for 12 12r Middle St
General Information
Standard status
Active
Size
3,492 SF
Additional Details
Business Included
Yes
Building Details
Year Built
1950
Listing Agency:
Long & Foster Real Estate, Inc.
(410) 751-1221
Listed By:
Larry W Stambaugh
Source:
Teamgaddy
Added: Jul 13
Changed: Aug 30
Last Checked: Aug 25 at 5:34AM
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 Long & Foster Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 3492-square-foot commercial property combines meat processing space with an operating retail store. Built in 1950, the facility includes equipment used in the business, with shelf goods and meat inventory included in the sale. The equipment is described as being in good operating condition and subject to regular USDA and government inspections.
The property is located at 12 12r Middle St in Taneytown, Maryland, within a rural Carroll County community serving surrounding farming areas. The business has operated for 75 years under multiple family owners, providing locally cut meat to the area. Equipment, fixtures, and inventory transfer at settlement, supporting continuation of the existing operation.
The property is located at 12 12r Middle St in Taneytown, Maryland, within a rural Carroll County community serving surrounding farming areas. The business has operated for 75 years under multiple family owners, providing locally cut meat to the area. Equipment, fixtures, and inventory transfer at settlement, supporting continuation of the existing operation.
Key Highlights
- 3492 SF meat processing and retail property
- 75‑year operating history under multiple family owners
- Processing equipment included and described as being in good operating condition
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
$40,754
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
8.17%
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%
$815,080
$815.1K
Cap Rate 7%
$582,200
$582.2K
Cap Rate 9%
$452,822
$452.8K
Market Conditions
NOI Build-Up for 3,492 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
$55.7K $15.96/SF
− Vacancy
−$1.4K −$0.40/SF
EGI
$54.3K $15.56/SF
− OpEx
−$13.6K −$3.89/SF
NOI
$40.8K $11.67/SF
Area
Carroll County, MD
Vacancy
2.50%
Lease Rate
$15.96 /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%
$815,080
Cap Rate 7%
$582,200
Cap Rate 9%
$452,822
Alternative Uses
Best Use
Retail
$706.1K
$617.8K – $823.8K
NOI $49,425 @ 7.0% cap · market cap 9.90%
Second Best
Specialty Retail
$582.2K
$509.4K – $679.2K
NOI $40,754 @ 7.0% cap · market cap 8.17%
Theoretical Best
Office A
$1.30M
$1.13M – $1.51M
NOI $90,651 @ 7.0% cap · market cap 18.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
297
Businesses Nearby
Explore this area
Business Placement
Demographics for 21787, MD
11,066
Population
4,429
Households
2.5
Avg Household Size
42
Median Age
19%
College-Educated
93%
High-School Grad
61.1 sq mi
ZIP Area
181
Density / Sq Mi
$88,212
Median Household Income
$48,026
Median Earnings
$870
Median Rent
$344,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Established local meat operation includes processing equipment, retail fixtures, and transferable inventory.
Where is this manufacturing property located?
The property is located at 12 12r Middle St Taneytown, MD.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3492 SF meat processing and retail property; 75‑year operating history under multiple family owners; Processing equipment included and described as being in good operating condition
