New Construction Assisted Living
For Sale
$1,999,999
8325 GROVE ANGLE ROAD, Ellicott City, MD 21043
New construction property suitable for assisted living or memory care.
Property Size10,000 SF
Days on Market321
Property Features for 8325 GROVE ANGLE ROAD
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Special Purpose
Taxes and HOA fees
Annual Taxes
$3,819
Building Details
Building Size
10,000 SF
Year Built
2024
Listing Agency:
Samson Properties
(202) 369-1355
Listed By:
John M Burgess · License #506800
(202) 369-1355
Source:
Barnesrealestatecompany
Added: Oct 13, 2025
Changed: Aug 23
Last Checked: Aug 29 at 2:12PM
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 Samson Properties
Investment Insights
Based on property information with market context.
This newly constructed property at 8325 Grove Angle offers a blank canvas for a wide range of commercial uses, presenting a perfect opportunity to develop an Assisted Living or Memory Care Facility. The expansive property provides flexibility for customization. The new construction features 10,000 square feet of space, including an expansive open concept floorplan, six bedrooms, and six and a half baths. An additional 4,000 square feet of buildout space in the lower level allows for more bedroom suites and living areas. Sunlight streams through energy-efficient vinyl windows with Corian sills, illuminating the luxury vinyl plank flooring and recessed lighting throughout. The chef's kitchen, complete with custom cabinetry and a sunlit breakfast nook, flows into the great room. A main-level primary suite, along with two additional bedrooms with ensuite baths, provide convenience, while an office and bonus room cater to diverse needs. Upstairs, two more bedrooms with ensuite baths and a second bonus room await. The property features two-zone geothermal heating and cooling and a tankless hot water system. A 1,000 square foot attached garage, walk-in attic, and unfinished walk-out lower level, pre-plumbed and wired, offer possibilities. Outside, a patio and expansive deck enhance the property. The property is located in Ellicott City, MD.
Key Highlights
- Newly constructed 10,000 sq ft custom home on an expansive property.
- Six bedrooms and six and a half baths with potential for more in the 4,000 sq ft unfinished lower level.
- Chef's kitchen with custom cabinetry and sunlit breakfast nook.
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
$136,345
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
6.82%
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%
$2,726,900
$2.7M
Cap Rate 7%
$1,947,786
$1.9M
Cap Rate 9%
$1,514,944
$1.5M
Market Conditions
NOI Build-Up for 10,000 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
$260.4K $26.04/SF
− Vacancy
−$12.5K −$1.25/SF
EGI
$247.9K $24.79/SF
− OpEx
−$111.6K −$11.16/SF
NOI
$136.3K $13.63/SF
Area
Howard County, MD
Vacancy
4.80%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$2,726,900
Cap Rate 7%
$1,947,786
Cap Rate 9%
$1,514,944
Alternative Uses
Best Use
Apartment 5plus
$1.95M
$1.70M – $2.27M
NOI $136,345 @ 7.0% cap · market cap 6.82%
Second Best
Healthcare Medical
$1.73M
$1.51M – $2.02M
NOI $121,032 @ 7.0% cap · market cap 6.05%
Theoretical Best
Office A
$3.71M
$3.24M – $4.33M
NOI $259,596 @ 7.0% cap · market cap 12.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
197
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 21043, MD
48,775
Population
17,978
Households
2.7
Avg Household Size
39
Median Age
64%
College-Educated
95%
High-School Grad
17.1 sq mi
ZIP Area
2,852
Density / Sq Mi
$141,846
Median Household Income
$77,574
Median Earnings
$1,964
Median Rent
$607,300
Median Home Value
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Frequently Asked Questions
What type of property is this?
Assisted living facility - New construction property suitable for assisted living or memory care.
Where is this assisted living facility located?
The property is located at 8325 GROVE ANGLE ROAD Ellicott City, MD.
What is the asking price?
The asking price for this property is $1,999,999.
What are key features of this property?
This property features: Newly constructed 10,000 sq ft custom home on an expansive property.; Six bedrooms and six and a half baths with potential for more in the 4,000 sq ft unfinished lower level.; Chef's kitchen with custom cabinetry and sunlit breakfast nook.
