Building Details

Year Built 1960

Buildings 5

Tenancy Multi

Listing Agency: Garceau Realty d***@garceaurealty.com Show Phone

Listed By: David R Feazell Show Phone

Source: Cummingsrealtors

Added: Aug 18 Changed: Aug 28 Last Checked: Aug 28 at 7:59AM

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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 Garceau Realty

Investment Insights

Based on property information with market context.

This mixed-use property includes five permanent structures totaling 9,700 square feet on 3.918 acres. Improvements include a 2,100-square-foot auto garage with four drive-ins, a 3,300-square-foot retail and apartment building with a storefront and two two-bedroom, one-bath apartments, a 2,600-square-foot two-level farmhouse with four bedrooms and 1.5 baths, a 700-square-foot mobile home, and a 1,000-square-foot rear garage. The retail and apartment building has a roof approximately five years old, while the farmhouse roof is approximately three years old. The retail component is approved for used car sales.

The property is located at 3326 Forge Hill Road in Street, Maryland, with 750 feet of frontage on Conowingo Road and access from both sides. The site carries primarily B3 zoning with AG as a secondary designation. Utilities include three wells and two septic systems. Conowingo Road traffic is reported at 13,500 cars per day, and 13,500 people live within five miles. The property has a starting cap rate of 8.5%.

Key Highlights

• 3.918‑acre site with 750 feet of frontage on Conowingo Road
• Five permanent structures totaling 9,700SF
• 2,100SF auto garage with 4 drive‑ins

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

$93,444

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

5.58%

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%

$1,868,880 $1.9M

Cap Rate 7%

$1,334,914 $1.3M

Cap Rate 9%

$1,038,267 $1.0M

Market Conditions

NOI Build-Up for 6,602 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

$142.6K $21.60/SF

− Vacancy

−$9.1K −$1.38/SF

EGI

$133.5K $20.22/SF

− OpEx

−$40.0K −$6.07/SF

NOI

$93.4K $14.15/SF

Area

Harford County, MD

Vacancy

6.39%

Lease Rate

$21.60 /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%

$1,868,880

Cap Rate 7%

$1,334,914

Cap Rate 9%

$1,038,267

Alternative Uses

Best Use

Retail

$1.33M

$1.17M – $1.56M (±1% cap)

NOI $93,444 @ 7.0% cap · market cap 5.58%

Second Best

Mixed Use

$954.9K

$835.6K – $1.11M (±1% cap)

NOI $66,845 @ 7.0% cap · market cap 3.99%

Theoretical Best

Office A

$2.32M

$2.03M – $2.71M (±1% cap)

NOI $162,608 @ 7.0% cap · market cap 9.71%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Storefront properties

Suggested Use

Top Pick Building Supply HVAC Service Restaurant Garden Center Plumbing Service (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Service bays

13,500 VPD

Traffic count

Multi-tenant

Tenancy

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

73

Businesses Nearby

9k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Dollar General Shops & Services

7,610 visits/mo 0.5 miles

Truist Shops & Services

1,637 visits/mo 0.4 miles

Demographics for 21154, MD

6,309

Population

2,835

Households

2.2

Avg Household Size

46

Median Age

30%

College-Educated

94%

High-School Grad

39.3 sq mi

ZIP Area

161

Density / Sq Mi

$100,583

Median Household Income

$51,832

Median Earnings

$1,209

Median Rent

$458,800

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Five permanent structures support retail, residential, automotive, and agricultural-related uses on a visible commercial site.

Where is this mixed-use property located?

The property is located at 3326 FORGE HILL ROAD Street, MD.

What is the asking price?

The asking price for this property is $1,675,000.

What are key features of this property?

This property features: 3.918‑acre site with 750 feet of frontage on Conowingo Road; Five permanent structures totaling 9,700SF; 2,100SF auto garage with 4 drive‑ins