Warehouse with Truck
For Sale
$2,400,000
2800 Annapolis Rd, Baltimore, MD 21230
Warehouse features eight truck docks, roll-up doors, and 20-foot clear ceiling height.
Property Size18,976 SF
Days on Market50
Property Features for 2800 Annapolis Rd
General Information
Standard status
Active
Size
18,976 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
20 ft
Dock-High Doors
8
Additional Details
Opportunity Zone
Yes
Highway Access
Yes
Building Details
Building Size
18,976 SF
Year Built
1940
Listing Agency:
Avenue Real Estate
Listed By:
Ross Conn · License #633650
(301) 275-5509
Source:
Avenuerealestatellc
Added: Jul 18
Changed: Aug 26
Last Checked: Sep 5 at 6:42AM
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 Avenue Real Estate
Investment Insights
Based on property information with market context.
This warehouse offers a practical distribution layout with eight truck docks and roll-up doors for loading and receiving. Ceiling height is 20 feet clear, with up to 35 feet between the rafters, providing flexibility for overhead storage and operations.
The property is located just off Baltimore Washington Parkway and Route 295, offering convenient access to Baltimore City, Washington, DC, and BWI Airport and the surrounding metro area. It is also near Port Covington and major sports and entertainment destinations including Horseshoe Casino, M&T Bank Stadium, and Oriole Park at Camden Yards.
The building is situated in an Opportunity Zone.
The property is located just off Baltimore Washington Parkway and Route 295, offering convenient access to Baltimore City, Washington, DC, and BWI Airport and the surrounding metro area. It is also near Port Covington and major sports and entertainment destinations including Horseshoe Casino, M&T Bank Stadium, and Oriole Park at Camden Yards.
The building is situated in an Opportunity Zone.
Key Highlights
- Warehouse with 8 truck docks and roll‑up doors
- 20’ clear ceiling height with up to 35’ between the rafters
- Located just off Baltimore‑Washington Parkway (Rte 295) with access to Baltimore City, Washington DC, and BWI Airport
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
$124,975
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
5.21%
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%
$2,499,500
$2.5M
Cap Rate 7%
$1,785,357
$1.8M
Cap Rate 9%
$1,388,611
$1.4M
Market Conditions
NOI Build-Up for 18,976 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
$159.4K $8.40/SF
− Vacancy
−$12.4K −$0.65/SF
EGI
$147.0K $7.75/SF
− OpEx
−$22.1K −$1.16/SF
NOI
$125.0K $6.59/SF
Area
Baltimore, MD
Vacancy
7.76%
Lease Rate
$8.40 /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%
$2,499,500
Cap Rate 7%
$1,785,357
Cap Rate 9%
$1,388,611
Alternative Uses
Best Use
Warehouse
$1.79M
$1.56M – $2.08M
NOI $124,975 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.55M
$3.98M – $5.30M
NOI $318,228 @ 7.0% cap · market cap 13.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
8
Dock-high doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
526
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 21230, MD
36,660
Population
18,070
Households
2
Avg Household Size
33
Median Age
59%
College-Educated
88%
High-School Grad
6.3 sq mi
ZIP Area
5,819
Density / Sq Mi
$94,164
Median Household Income
$69,973
Median Earnings
$1,771
Median Rent
$327,700
Median Home Value
Market
Vacancy Rate% for Industrial in Baltimore, MD
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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- My State to State Movers — 3310 Hollins Ferry Rd, Baltimore, MD 21227
- 11th Cold Storage — 2671 Merchant Dr, Baltimore, MD 21230
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse features eight truck docks, roll-up doors, and 20-foot clear ceiling height.
Where is this warehouse located?
The property is located at 2800 Annapolis Rd Baltimore, MD.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Warehouse with 8 truck docks and roll‑up doors; 20’ clear ceiling height with up to 35’ between the rafters; Located just off Baltimore‑Washington Parkway (Rte 295) with access to Baltimore City, Washington DC, and BWI Airport
