Highly Visible Office/Retail
For Sale
Contact for pricing
144 Market St, Pocomoke City, MD 21851
For sale 4,000 SF commercial building with B-1 zoning and ample on-site parking.
Property Size4,000 SF
Price / SF$168.75
Days on Market581
Property Features for 144 Market St
General Information
Standard status
Active
Size
4,000 SF
Property subtype
OFFICE
Zoning
B-1
Listing Agency:
SVN - Miller | Salisbury
(410) 543-2440
Listed By:
Meredith Mears · License ##672907
(443) 944-4464
Source:
Moodyscre
Added: Feb 10, 2025
Changed: Sep 10
Last Checked: Sep 14 at 10:24AM
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 SVN - Miller | Salisbury
Investment Insights
Based on property information with market context.
This offering presents a highly visible commercial building with approximately 4,000 square feet of space. The property is suited to a range of uses under B-1 zoning, including professional office, studio, restaurant, and retail, among other possibilities.
The building includes plenty of parking for customers and employees. It is located within an Enterprise Zone.
A prospective tenant or buyer can evaluate the space configuration and zoning fit based on their specific operating needs, supported by the property’s flexible B-1 use parameters and on-site parking.
The building includes plenty of parking for customers and employees. It is located within an Enterprise Zone.
A prospective tenant or buyer can evaluate the space configuration and zoning fit based on their specific operating needs, supported by the property’s flexible B-1 use parameters and on-site parking.
Key Highlights
- 4,000 SF commercial building with high visibility
- B‑1 zoning allows versatile uses including professional office, studio, restaurant, and retail
- Ample on‑site parking for customers and employees
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
$55,944
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
8.29%
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%
$1,118,880
$1.1M
Cap Rate 7%
$799,200
$799.2K
Cap Rate 9%
$621,600
$621.6K
Market Conditions
NOI Build-Up for 4,000 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
$88.8K $22.20/SF
− Vacancy
−$14.2K −$3.55/SF
EGI
$74.6K $18.65/SF
− OpEx
−$18.6K −$4.66/SF
NOI
$55.9K $13.99/SF
Area
Worcester County, MD
Vacancy
16.00%
Lease Rate
$22.20 /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%
$1,118,880
Cap Rate 7%
$799,200
Cap Rate 9%
$621,600
Alternative Uses
Best Use
Office B
$799.2K
$699.3K – $932.4K
NOI $55,944 @ 7.0% cap · market cap 8.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$961.2K
$841.1K – $1.12M
NOI $67,286 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
282
Businesses Nearby
Explore this area
Business Placement
Demographics for 21851, MD
7,229
Population
3,547
Households
2
Avg Household Size
43
Median Age
20%
College-Educated
92%
High-School Grad
103.6 sq mi
ZIP Area
70
Density / Sq Mi
$50,847
Median Household Income
$37,255
Median Earnings
$828
Median Rent
$186,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - For sale 4,000 SF commercial building with B-1 zoning and ample on-site parking.
Where is this office building located?
The property is located at 144 Market St Pocomoke City, MD.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 4,000 SF commercial building with high visibility; B‑1 zoning allows versatile uses including professional office, studio, restaurant, and retail; Ample on‑site parking for customers and employees
