Building Details

Year Built 1915

Listing Agency: Hyatt Commercial

Listed By: Courtney D. Phipps · License #670476 Show Phone

Source: Soldbypattie

Added: Jan 26 Changed: Sep 10 Last Checked: Sep 13 at 2:10PM

Report an Issue

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 Hyatt Commercial

Investment Insights

Based on property information with market context.

This mixed-use property presents a commercial opportunity complemented by a 2-bedroom, 1-bathroom residential unit located at the rear of the property. The residential unit is currently rented, providing immediate income. Updates to the property include a new roof and the installation of mini-split A/C units. The location benefits from a high traffic count, with approximately 10,000 vehicles passing daily, according to a 2023 SHA study. This property is suitable for business operations with a live-in home or rental income potential.

Key Highlights

• High daily traffic count (10,000 SHA‑2023) ideal for commercial business.
• Mixed‑use property offering both commercial and residential opportunities.
• Includes a 2‑bedroom, 1‑bathroom home for living or rental income.

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

$37,143

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

7.64%

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%

$742,860 $742.9K

Cap Rate 7%

$530,614 $530.6K

Cap Rate 9%

$412,700 $412.7K

Market Conditions

NOI Build-Up for 3,845 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

$57.7K $15.00/SF

− Vacancy

−$4.6K −$1.20/SF

EGI

$53.1K $13.80/SF

− OpEx

−$15.9K −$4.14/SF

NOI

$37.1K $9.66/SF

Area

St. Mary's County, MD

Vacancy

8.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

30.00%

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%

$742,860

Cap Rate 7%

$530,614

Cap Rate 9%

$412,700

Alternative Uses

Best Use

Retail

$530.6K

$464.3K – $619.1K (±1% cap)

NOI $37,143 @ 7.0% cap · market cap 7.64%

Second Best

Apartment 5plus

$511.2K

$447.3K – $596.4K (±1% cap)

NOI $35,782 @ 7.0% cap · market cap 7.36%

Theoretical Best

Office A

$1.43M

$1.25M – $1.66M (±1% cap)

NOI $99,815 @ 7.0% cap · market cap 20.54%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Retail space

Suggested Use

Top Pick Electrical Service Auto Repair Shop Plumbing Service Grocery & Convenience Store Big Box & Wholesale Store Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

25

Businesses Nearby

Explore this area Business Placement

Demographics for 20656, MD

106

Population

55

Households

1.9

Avg Household Size

52

Median Age

71%

High-School Grad

0.6 sq mi

ZIP Area

177

Density / Sq Mi

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Mixed-use property featuring commercial space and a residential income unit.

Where is this mixed-use property located?

The property is located at 28420 Point Lookout Rd Loveville, MD.

What is the asking price?

The asking price for this property is $486,000.

What are key features of this property?

This property features: High daily traffic count (10,000 SHA‑2023) ideal for commercial business.; Mixed‑use property offering both commercial and residential opportunities.; Includes a 2‑bedroom, 1‑bathroom home for living or rental income.