Commercial Land with Existing
For Sale
$850,000
26511 LOVEVILLE ROAD, Mechanicsville, MD 20659
The site combines open acreage, gravel circulation areas, wooded buffers, and an existing structure requiring substantial repair.
Property Size3,200 SF
Days on Market9
Property Features for 26511 LOVEVILLE ROAD
General Information
Standard status
Active
Size
3,200 SF
Property subtype
MixedUse
Taxes and HOA fees
Annual Taxes
$1,687
Building Details
Building Size
3,200 SF
Year Built
1988
Listing Agency:
Real Broker, LLC
(240) 417-4030
Listed By:
Mary Vanita Adams · License #531532
(240) 417-4030
Source:
Barnesrealestatecompany
Added: Aug 1
Changed: Aug 8
Last Checked: Aug 8 at 9:16AM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This approximately 5.6-acre commercial land offering includes open usable areas, a former community baseball field, gravel parking and circulation space, and mature wooded buffers. An approximately 3,200-square-foot former restaurant and bar building is also present; the structure has significant fire damage. The land and improvements are being conveyed strictly AS IS.
The property is positioned near the junction of MD Route 235/Three Notch Road and MD Route 247/Loveville Road. It is presently identified as RPD. Buyers are responsible for independently confirming permitted uses, access, utilities, environmental conditions, redevelopment or restoration rights, subdivision potential, and required governmental approvals. The existing layout and improvements provide a basis for evaluating future site plans, subject to applicable review and approvals.
The property is positioned near the junction of MD Route 235/Three Notch Road and MD Route 247/Loveville Road. It is presently identified as RPD. Buyers are responsible for independently confirming permitted uses, access, utilities, environmental conditions, redevelopment or restoration rights, subdivision potential, and required governmental approvals. The existing layout and improvements provide a basis for evaluating future site plans, subject to applicable review and approvals.
Key Highlights
- Approximately 5.6 acres of commercial land
- Approximately 3,200‑square‑foot former restaurant/bar building with significant fire damage
- Former community baseball field included on the property
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
$48,413
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
5.70%
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%
$968,260
$968.3K
Cap Rate 7%
$691,614
$691.6K
Cap Rate 9%
$537,922
$537.9K
Market Conditions
NOI Build-Up for 3,200 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
$78.7K $24.60/SF
− Vacancy
−$14.2K −$4.43/SF
EGI
$64.6K $20.17/SF
− OpEx
−$16.1K −$5.04/SF
NOI
$48.4K $15.13/SF
Area
St. Mary's County, MD
Vacancy
18.00%
Lease Rate
$24.60 /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%
$968,260
Cap Rate 7%
$691,614
Cap Rate 9%
$537,922
Alternative Uses
Best Use
Specialty Retail
$691.6K
$605.2K – $806.9K
NOI $48,413 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.19M
$1.04M – $1.38M
NOI $83,071 @ 7.0% cap · market cap 9.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
25
Businesses Nearby
Explore this area
Business Placement
Demographics for 20659, MD
24,427
Population
8,546
Households
2.9
Avg Household Size
39
Median Age
26%
College-Educated
92%
High-School Grad
97.0 sq mi
ZIP Area
252
Density / Sq Mi
$117,571
Median Household Income
$65,130
Median Earnings
$1,781
Median Rent
$388,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - The site combines open acreage, gravel circulation areas, wooded buffers, and an existing structure requiring substantial repair.
Where is this commercial land located?
The property is located at 26511 LOVEVILLE ROAD Mechanicsville, MD.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Approximately 5.6 acres of commercial land; Approximately 3,200‑square‑foot former restaurant/bar building with significant fire damage; Former community baseball field included on the property
