Assisted Living Facility
For Sale
$499,900
4021 Barrington Rd, Baltimore, MD 21207
Formerly licensed for assisted living, the home offers a five-bedroom layout and an island kitchen suited to meal preparation.
Property Size2,750 SF
Price / SF$181.78
Days on Market9
Property Features for 4021 Barrington Rd
General Information
Standard status
Active
Size
2,750 SF
Building Details
Year Built
1920
Construction
colonial
Listing Agency:
Berkshire Hathaway HomeServices Homesale Realty
(443) 802-2728
Listed By:
Christopher J Cooke · License #596183
Source:
Kandorre
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 20 at 9:37AM
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 Berkshire Hathaway HomeServices Homesale Realty
Investment Insights
Based on property information with market context.
This 2,750-square-foot colonial home was built in 1920 and operated as a licensed assisted living facility from 2020 through 2025. The existing five-bedroom layout can be expanded by the buyer to as many as 12 bedrooms and 2.5 baths, with capacity described for up to 15 residents. The interior includes hardwood floors, an island kitchen with substantial cabinetry, a covered front porch, and a rear deck facing the yard.
The property currently carries a U&O for single-family residential use. The owner is willing to complete the proposed interior build-out at the buyer’s expense. Any conversion to a residential care facility, including zoning and licensing requirements, requires buyer verification. The property is located at 4021 Barrington Rd in Baltimore, Maryland.
The property currently carries a U&O for single-family residential use. The owner is willing to complete the proposed interior build-out at the buyer’s expense. Any conversion to a residential care facility, including zoning and licensing requirements, requires buyer verification. The property is located at 4021 Barrington Rd in Baltimore, Maryland.
Key Highlights
- 2,750‑square‑foot colonial home built in 1920
- Operated as a licensed assisted living facility from 2020–2025
- Five‑bedroom plan with proposed expansion to 12 bedrooms and 2.5 baths
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
$35,828
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
7.17%
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%
$716,560
$716.6K
Cap Rate 7%
$511,829
$511.8K
Cap Rate 9%
$398,089
$398.1K
Market Conditions
NOI Build-Up for 2,750 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
$69.3K $25.20/SF
− Vacancy
−$4.2K −$1.51/SF
EGI
$65.1K $23.69/SF
− OpEx
−$29.3K −$10.66/SF
NOI
$35.8K $13.03/SF
Area
Baltimore, MD
Vacancy
6.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$716,560
Cap Rate 7%
$511,829
Cap Rate 9%
$398,089
Alternative Uses
Best Use
Apartment 5plus
$511.8K
$447.9K – $597.1K
NOI $35,828 @ 7.0% cap · market cap 7.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$658.8K
$576.5K – $768.6K
NOI $46,118 @ 7.0% cap · market cap 9.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
587
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 21207, MD
46,595
Population
20,974
Households
2.2
Avg Household Size
41
Median Age
31%
College-Educated
90%
High-School Grad
10.3 sq mi
ZIP Area
4,524
Density / Sq Mi
$64,284
Median Household Income
$45,737
Median Earnings
$1,390
Median Rent
$248,400
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Ruth Comfort & Care LLC — 3507 Springdale Ave, Baltimore, MD 21216
- Beyond Care Because We Care — 3703 Springdale Ave, Baltimore, MD 21216
- Community Caregivers Assisted Living — 3900 Norfolk Ave, Baltimore, MD 21216
- Tut's Inc — 3013 Chelsea Terrace, Baltimore, MD 21216
- Harmony Care Assisted Living Facility — 4417 Wentworth Rd, Baltimore, MD 21207
Frequently Asked Questions
What type of property is this?
Assisted living facility - Formerly licensed for assisted living, the home offers a five-bedroom layout and an island kitchen suited to meal preparation.
Where is this assisted living facility located?
The property is located at 4021 Barrington Rd 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: 2,750‑square‑foot colonial home built in 1920; Operated as a licensed assisted living facility from 2020–2025; Five‑bedroom plan with proposed expansion to 12 bedrooms and 2.5 baths
