Triple-Net Leased Retail
For Sale
Contact for pricing
1028 S Conkling St, Baltimore, MD 21224
Single-tenant retail building is 100% occupied under a triple-net lease.
Property Size4,530 SF
Price / SF$198.68
Days on Market516
Property Features for 1028 S Conkling St
General Information
Standard status
Active
Size
4,530 SF
Property subtype
RETAIL
Occupancy
100%
Building Details
Tenancy
Single
Listing Agency:
Avenue Real Estate, LLC
(301) 275-5509
Listed By:
Ross Conn · License #633650
Source:
Moodyscre
Added: Mar 25, 2025
Changed: Aug 17
Last Checked: Aug 22 at 9:02AM
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, LLC
Investment Insights
Based on property information with market context.
This triple-net leased retail building is single tenant and 100% occupied. The property is offered for sale as a stable, net-leased investment with one operating tenant occupying the entire building.
The building is well located at the intersection of S. Conkling St and O'Donnell St in Brewers Hill. Brewers Hill in Southeast Baltimore is characterized by rowhouses, new-construction townhomes, and luxury apartment buildings. The area also provides access to commuter routes, along with shopping and retail at Canton Crossing, as well as neighborhood restaurants and bars.
The building is well located at the intersection of S. Conkling St and O'Donnell St in Brewers Hill. Brewers Hill in Southeast Baltimore is characterized by rowhouses, new-construction townhomes, and luxury apartment buildings. The area also provides access to commuter routes, along with shopping and retail at Canton Crossing, as well as neighborhood restaurants and bars.
Key Highlights
- Triple‑net leased, single‑tenant retail building
- 100% occupied by the current tenant
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
$54,499
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
6.06%
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%
$1,089,980
$1.1M
Cap Rate 7%
$778,557
$778.6K
Cap Rate 9%
$605,544
$605.5K
Market Conditions
NOI Build-Up for 4,530 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
$83.2K $18.36/SF
− Vacancy
−$5.3K −$1.17/SF
EGI
$77.9K $17.19/SF
− OpEx
−$23.4K −$5.16/SF
NOI
$54.5K $12.03/SF
Area
ZIP 21224
Vacancy
6.39%
Lease Rate
$18.36 /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%
$1,089,980
Cap Rate 7%
$778,557
Cap Rate 9%
$605,544
Alternative Uses
Best Use
Retail
$778.6K
$681.2K – $908.3K
NOI $54,499 @ 7.0% cap · market cap 6.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$949.6K – $1.27M
NOI $75,968 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,354
Businesses Nearby
Explore this area
Business Placement
Demographics for 21224, MD
54,266
Population
23,433
Households
2.3
Avg Household Size
33
Median Age
50%
College-Educated
85%
High-School Grad
9.3 sq mi
ZIP Area
5,835
Density / Sq Mi
$86,209
Median Household Income
$63,556
Median Earnings
$1,782
Median Rent
$281,400
Median Home Value
Market
Vacancy Rate% for Retail in Baltimore, MD
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Single-tenant retail building is 100% occupied under a triple-net lease.
Where is this nnn property located?
The property is located at 1028 S Conkling St Baltimore, MD.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Triple‑net leased, single‑tenant retail building; 100% occupied by the current tenant
