Listing Agency: RE/MAX Realty Group Show Phone

Listed By: Beverly Moody · License #507513 Show Phone

Source: Exprealty

Added: Jun 14, 2025 Changed: Aug 20 Last Checked: Sep 5 at 9:59AM

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Investment Insights

Based on property information with market context.

Located in Mechanicsville, MD, this flex-style workshop property sits on a “ready to go” building lot that is perked, with potential septic installation indicated by an available plat. Public water is available.

The building includes a huge 864 sq ft finished Amish workshop with an open floor plan. The space is equipped with heat, a/c, and 20 amp electric service. There is also about 800 sq ft of unfinished upstairs area. A smaller shed also conveys. The property backs to a large farm, providing an open rear view and a country setting.

Key Highlights

• Perked building lot with potential septic installation plat
• Public water available
• 864 sq ft finished Amish workshop with open floor plan

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

$11,329

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

7.56%

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%

$226,580 $226.6K

Cap Rate 7%

$161,843 $161.8K

Cap Rate 9%

$125,878 $125.9K

Market Conditions

NOI Build-Up for 864 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

$21.3K $24.60/SF

− Vacancy

−$3.8K −$4.43/SF

EGI

$17.4K $20.17/SF

− OpEx

−$6.1K −$7.06/SF

NOI

$11.3K $13.11/SF

Area

St. Mary's County, MD

Vacancy

18.00%

Lease Rate

$24.60 /SF/Yr

Expense Ratio

35.00%

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%

$226,580

Cap Rate 7%

$161,843

Cap Rate 9%

$125,878

Alternative Uses

Best Use

Flex RnD

$161.8K

$141.6K – $188.8K (±1% cap)

NOI $11,329 @ 7.0% cap · market cap 7.56%

Second Best

Industrial

$114.6K

$100.3K – $133.7K (±1% cap)

NOI $8,020 @ 7.0% cap · market cap 5.35%

Theoretical Best

Office A

$320.4K

$280.4K – $373.8K (±1% cap)

NOI $22,429 @ 7.0% cap · market cap 14.96%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Auto Parts Store Plumbing Service Kitchen & Bath Showroom Furniture & Home Goods Computer & Electronic Repair Tech Support Center

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

18

Businesses Nearby

Balanced

Demand for This Use

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 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 flex space 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?

Flex space - Perked lot with public water and a finished Amish workshop, heat, 20-amp electric, and finished-plus-unfinished loft space.

Where is this flex space located?

The property is located at 27240 Yowaiski Mill Rd Mechanicsville, MD.

What is the asking price?

The asking price for this property is $149,900.

What are key features of this property?

This property features: Perked building lot with potential septic installation plat; Public water available; 864 sq ft finished Amish workshop with open floor plan