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    Versatile Commercial Property on Clay Title is generated by Realmo AI

    121 CLAY DRIVE, Queenstown, MD 21658

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    For Sale
    $585,000

    2,686 SF commercial property ideal for office or retail.

    Type:Commercial/Industrial
    Property size:
    2,686 SF
    Lot size:
    0.26 Acres
    Price / SF:
    $217/SF
    Added:
    Mar 26, 2024
    Days on Market:
    788
    Last Refresh:
    May 19 at 8:41 pm

    Property Features for 121 CLAY DRIVE

    General Information

    Standard status
    Active
    Size
    2,686 SF
    Lot size
    0.26 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1957

    We can help!

    Listing Contact
    Bob H Greenlee

    Listing agent Bob H Greenlee License #510675

    Listing office SVN |Miller Commercial Real Estate

    Listing date Mar 26, 2024

    Source Exitrealty

    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 SVN |Miller Commercial Real Estate

    HighLights

    • Prime commercial property offering 2,686 SF of versatile space, ideal for Office/Retail ventures.
    • Zoned Highway Regional Commercial.
    • Excellent exposure and easy access to US Route 301 and US Route 50.
    • Features three individual suites: 688 SF, 598 SF, and a spacious 1,400 SF suite (two stories).
    • Situated on approximately 0.25 acres.
    • Convenient drive times to Annapolis, Kent Island, Centreville, and Easton.

    Overview

    This commercial property offers 2,686 square feet of space suitable for office or retail use. Situated on approximately 0.25 acres, the property is zoned Highway Regional Commercial. The building includes three individual suites: Suite 1 with 688 square feet, Suite 2 with 598 square feet, and Suite 3 with 1,400 square feet across two stories (800 square feet on the first floor and 600 square feet on the second floor). The location provides excellent exposure and convenient access to US Route 301, with US Route 50 accessible within 0.25 miles. The property also offers convenient drive times to Annapolis, Kent Island, Centreville, and Easton.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $422.4K
    NOI $38,017 @ 9.00% cap · cautious / downside scenario
    Moderate
    $543.1K
    NOI $38,017 @ 7.00% cap · market / base-case scenario
    Aggressive
    $760.3K
    NOI $38,017 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $58.0k $21.60
    − Vacancy −$3.7k −$1.38
    EGI $54.3k $20.22
    − OpEx −$16.3k −$6.07
    NOI $38.0k $14.15
    2,686 SF · lease $21.60/SF/yr · vacancy 6.39% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $543.1K
    $475.2K – $633.6K (±1% cap)
    NOI $38,017 @ 7.0% cap · market cap 6.50%
    Second Best
    Office B
    $269.0K
    $235.4K – $313.9K (±1% cap)
    NOI $18,832 @ 7.0% cap · market cap 3.22%
    Theoretical Best
    Office A
    $643.5K
    $563.1K – $750.7K (±1% cap)
    NOI $45,044 @ 7.0% cap · market cap 7.70%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Elaine McNeil, Tidewater ... Real Estate Agency Queen Anne's County ... Advocacy Group

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Gym & Fitness Center Auto Repair Shop Building Supply Kitchen & Bath Showroom

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Queenstown
    County
    Queen Anne's
    State
    Maryland
    Longitude
    -76.1529
    Latitude
    38.9882

    Nearby Similar for Sale

    • $3,250,000
      55,000 SF

      Queenstown Industrial Facility For Sale

      38.29 acre industrial site with 55,000+ SF facility.
      1350 BLOOMINGDALE ROAD, QUEENSTOWN, MD 21658
      View Details
    • $25

      Retail/Medical Space Near Route 50

      Retail and medical office spaces available in Queenstown, Maryland.
      1 Nesbit Road, Queenstown, MD 21658
      View Details

    FAQs

    What type of property is this?
    Office units - 2,686 SF commercial property ideal for office or retail.
    Where is this office units located?
    The property is located at 121 CLAY DRIVE Queenstown, MD.
    What is the asking price?
    The asking price for this property is $585,000.
    What are key features of this property?
    This property features: Prime commercial property offering 2,686 SF of versatile space, ideal for Office/Retail ventures.; Zoned Highway Regional Commercial.; Excellent exposure and easy access to US Route 301 and US Route 50.
    (443) 390-2600
    We can help!
    Listing Contact
    Bob H Greenlee
    Real Estate License ID: 510675
    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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    121 CLAY DRIVE, QUEENSTOWN, MD 21658
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