Highlandtown Auto Business
For Sale
$499,900
Pending
303 S EATON St, Baltimore, MD 21224
Established auto business for sale in Highlandtown with transferable licenses.
Property Size2,472 SF
Lot Size0.13 Acres
Days on Market165
Property Features for 303 S EATON St
General Information
Standard status
Pending
Size
2,472 SF
Lot size
0.13 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,254
Building Details
Year Built
1964
Units
1
Listing Agency:
(202) 247-1825
Listed By:
Paul W Marston
(202) 247-1825
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 20 at 10:02AM
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 Paul W Marston
Investment Insights
Based on property information with market context.
This commercial property in Highlandtown presents a turnkey opportunity for an auto mechanic shop and car dealership. The established auto business has been operating for over 32 years. The property features a 2,472 square foot building with dedicated office space and a fully equipped repair shop, situated on a 5,635 square foot lot. There is parking available for 28 cars. The existing business licenses may be transferable to the new owner. This location is suitable for high customer traffic.
Key Highlights
- Established auto business (32+ years) with potential for immediate operation.
- Turnkey operation with fully equipped repair shop and dedicated office space.
- Excellent visibility and parking for 28 cars.**
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
$29,740
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
5.95%
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%
$594,800
$594.8K
Cap Rate 7%
$424,857
$424.9K
Cap Rate 9%
$330,444
$330.4K
Market Conditions
NOI Build-Up for 2,472 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
$45.4K $18.36/SF
− Vacancy
−$2.9K −$1.17/SF
EGI
$42.5K $17.19/SF
− OpEx
−$12.7K −$5.16/SF
NOI
$29.7K $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%
$594,800
Cap Rate 7%
$424,857
Cap Rate 9%
$330,444
Alternative Uses
Best Use
Retail
$424.9K
$371.8K – $495.7K
NOI $29,740 @ 7.0% cap · market cap 5.95%
Second Best
Industrial
$195.0K
$170.6K – $227.5K
NOI $13,649 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$592.2K
$518.2K – $690.9K
NOI $41,456 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,190
Businesses Nearby
Well-served
Demand for This Use
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?
Auto shop - Established auto business for sale in Highlandtown with transferable licenses.
Where is this auto shop located?
The property is located at 303 S EATON St Baltimore, MD.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Established auto business (32+ years) with potential for immediate operation.; Turnkey operation with fully equipped repair shop and dedicated office space.; Excellent visibility and parking for 28 cars.**
