Building Details

Year Built 1949

Listing Agency: Garceau Realty

Listed By: David R Feazell · License #674137 Show Phone

Source: Kandorre

Added: Jul 28 Changed: Aug 28 Last Checked: Sep 7 at 11:24AM

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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 Garceau Realty

Investment Insights

Based on property information with market context.

This turnkey brewery and restaurant property comprises a single building of approximately 10,500 square feet that was fully renovated in 2020. The offering includes two parcels totaling 1.02 acres under TC zoning. The business and real estate are listed together, presented as an operation with established customer base and operational systems in place, with $300,000 in FF&E included in the sale.

The property features a large parking lot with 83 parking spaces and is served by public water and sewer. It is located in Cecil County, Maryland, within walking distance of downtown Perryville, and is approximately 5 minutes from I-95 and Rt 40.

For buyers seeking a hospitality operator’s facility, the improvements and modernized infrastructure are intended to support both brewing and dining operations without requiring major additional investment beyond standard assumption of the existing setup.

Key Highlights

• 10,500 SF brewery & restaurant building built in 1949, fully renovated in 2020
• TC zoning on 2 parcels totaling 1.02 acres
• Includes $300,000 in FF&E in the sale

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

$183,157

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

9.16%

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%

$3,663,140 $3.7M

Cap Rate 7%

$2,616,529 $2.6M

Cap Rate 9%

$2,035,078 $2.0M

Market Conditions

NOI Build-Up for 10,447 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

$250.7K $24.00/SF

− Vacancy

−$6.5K −$0.62/SF

EGI

$244.2K $23.38/SF

− OpEx

−$61.1K −$5.84/SF

NOI

$183.2K $17.53/SF

Area

Cecil County, MD

Vacancy

2.60%

Lease Rate

$24.00 /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%

$3,663,140

Cap Rate 7%

$2,616,529

Cap Rate 9%

$2,035,078

Alternative Uses

Best Use

Specialty Retail

$2.62M

$2.29M – $3.05M (±1% cap)

NOI $183,157 @ 7.0% cap · market cap 9.16%

Second Best

Industrial

$768.5K

$672.5K – $896.6K (±1% cap)

NOI $53,798 @ 7.0% cap · market cap 2.69%

Theoretical Best

Office A

$3.87M

$3.39M – $4.52M (±1% cap)

NOI $271,200 @ 7.0% cap · market cap 13.56%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

5th Company Brewing Production Facility

Suggested Use

Top Pick Building Supply Big Box & Wholesale Store Auto Repair Shop Electrical Service Real Estate Agency Plumbing Service

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

145

Businesses Nearby

Explore this area Business Placement

Demographics for 21903, MD

5,835

Population

2,451

Households

2.4

Avg Household Size

43

Median Age

22%

College-Educated

92%

High-School Grad

12.7 sq mi

ZIP Area

459

Density / Sq Mi

$77,500

Median Household Income

$52,520

Median Earnings

$1,053

Median Rent

$271,700

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 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 breweries located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Brewery - Fully renovated 2020 brewery and restaurant offering public water and sewer and extensive on-site parking.

Where is this brewery located?

The property is located at 325 Front St Perryville, 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: 10,500 SF brewery & restaurant building built in 1949, fully renovated in 2020; TC zoning on 2 parcels totaling 1.02 acres; Includes $300,000 in FF&E in the sale