Commercial Land with Existing
New
For Sale
$375,000
330 Back River Neck Rd, Baltimore, MD 21221
BM-zoned commercial land includes an existing office building and a fenced rear storage yard.
Property Size2,335 SF
Price / SF$160.60
Days on Market3
Property Features for 330 Back River Neck Rd
General Information
Standard status
Active
Size
2,335 SF
Building Details
Year Built
1906
Listing Agency:
Real Estate Professionals, Inc.
Listed By:
Debi Wilson
(443) 804-8517
Source:
Riverfoxrealty
Added: Sep 11
Last Checked: Sep 13 at 11:44AM
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 Estate Professionals, Inc.
Investment Insights
Based on property information with market context.
This 0.77-acre commercial property includes an existing building currently used as a construction office, along with a fenced storage yard at the rear. The structure was previously configured as a two-apartment building and is conveyed in as-is condition. Recent improvements include replacement windows and a heat pump installed less than one year ago. A hot water heater is present but is not in good working condition, and natural gas service is available at the road per BGE.
The property is zoned Business Major (BM), a Baltimore County designation that allows large-scale commercial development. It is located at 330 Back River Neck Rd in Baltimore, with access to I-695 via Route 702. Martin State Airport, the MARC Penn Line train depot, waterfront marinas, restaurants, public beaches, and Rocky Point Golf Course are nearby. Downtown Baltimore is approximately 20 minutes away, and BWI Airport is approximately 30 minutes away.
The property is zoned Business Major (BM), a Baltimore County designation that allows large-scale commercial development. It is located at 330 Back River Neck Rd in Baltimore, with access to I-695 via Route 702. Martin State Airport, the MARC Penn Line train depot, waterfront marinas, restaurants, public beaches, and Rocky Point Golf Course are nearby. Downtown Baltimore is approximately 20 minutes away, and BWI Airport is approximately 30 minutes away.
Key Highlights
- 0.77‑acre commercial property with an existing building and rear storage yard
- Baltimore County BM zoning allows large‑scale commercial development
- Existing structure currently serves as a construction office
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
$32,463
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
8.66%
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%
$649,260
$649.3K
Cap Rate 7%
$463,757
$463.8K
Cap Rate 9%
$360,700
$360.7K
Market Conditions
NOI Build-Up for 2,335 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
$51.8K $22.20/SF
− Vacancy
−$8.6K −$3.66/SF
EGI
$43.3K $18.54/SF
− OpEx
−$10.8K −$4.63/SF
NOI
$32.5K $13.90/SF
Area
Baltimore, MD
Vacancy
16.50%
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%
$649,260
Cap Rate 7%
$463,757
Cap Rate 9%
$360,700
Alternative Uses
Best Use
Office B
$463.8K
$405.8K – $541.1K
NOI $32,463 @ 7.0% cap · market cap 8.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$559.4K
$489.5K – $652.6K
NOI $39,158 @ 7.0% cap · market cap 10.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
318
Businesses Nearby
Explore this area
Business Placement
Demographics for 21221, MD
43,381
Population
18,364
Households
2.4
Avg Household Size
39
Median Age
20%
College-Educated
86%
High-School Grad
15.0 sq mi
ZIP Area
2,892
Density / Sq Mi
$67,368
Median Household Income
$44,416
Median Earnings
$1,305
Median Rent
$266,800
Median Home Value
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Market
Vacancy Rate% for Office in Baltimore, MD
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Frequently Asked Questions
What type of property is this?
Commercial land - BM-zoned commercial land includes an existing office building and a fenced rear storage yard.
Where is this commercial land located?
The property is located at 330 Back River Neck Rd Baltimore, MD.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 0.77‑acre commercial property with an existing building and rear storage yard; Baltimore County BM zoning allows large‑scale commercial development; Existing structure currently serves as a construction office
