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    Turnkey Live-Work Mixed-Use Property Title is generated by Realmo AI

    422 S HIGHLAND Avenue S, Baltimore, MD 21224

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    For Sale
    $585,000

    MULTI_FAMILY - Federal - BALTIMORE, MD

    Property size:
    3,596 SF
    Lot size:
    0.04 Acres
    Price / SF:
    $162/SF
    Added:
    Jun 2, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 2 at 4:06 pm

    Property Features for 422 S HIGHLAND Avenue S

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Rooms
    Dining Room, Basement
    Parking features
    On Street
    Interior features
    Combination Kitchen/Dining, Floor Plan - Open
    Standard status
    Active
    Size
    3,596 SF
    Lot size
    0.04 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4073

    Utilities

    Heating system
    Heat Pump (Heating), Electric (Heating)
    Cooling system
    Heat Pump

    Building Details

    Year built
    1920
    Number of units
    2
    Building materials
    Brick Front, Concrete
    Architectural style
    Federal

    We can help!

    Listing Contact
    David Tomasko
    David Tomasko

    Listing agent David Tomasko License #649159

    Listing office Guerilla Realty LLC 30 E Susquehanna Avenue, BALTIMORE, MD

    Listing date Jun 2, 2026

    MLS# MDBA2217766

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey live/work mixed‑use property in Baltimore’s Highlandtown Arts District with over 2,600 SF of gallery + residence space
    • Commercial/gallery and residential portions separated with two‑hour fire‑rated walls, ceilings, and doors (installed 2021)
    • Gallery level includes skylights plus recessed gallery lighting for natural light throughout
    • Three separate BGE meters for commercial, residential, and egress/common areas independently
    • Mechanical upgrades completed 2025–2026: high‑efficiency heat pump and gas‑powered Bosch tankless water heater
    • 2021 exterior improvements include new roof and gutters plus outdoor security cameras; restored brickwork and updated doors/windows

    Overview

    This turnkey mixed-use live-work property combines a professionally designed gallery/workspace level with a fully renovated residence above. The exterior features a restored brick facade with updated doors and windows, including a restored second-floor center window, along with a new roof and gutters installed in 2021. Interior separation between commercial and residential areas includes two-hour fire-rated walls, ceilings, and doors, supporting safe, flexible operation. The gallery level is built for display and day-to-day professionalism, with skylights, gallery and recessed lighting, safety exit signage, and additional first-floor amenities including a private office, security room, utility closet with stainless steel utility sink, and half bath plus a handicap-compliant bathroom. The property also includes a partial basement for additional utility and storage, and a crawl space with installed vapor barriers. Three separate BGE meters serve the commercial, residential, and egress/common areas.

    Located in Baltimore’s Highlandtown Arts District, the property offers a secure, practical exterior setup including outdoor security cameras, a secure exterior hydrant, and a clean rear alley for convenient access.

    Designed for buyers who want one building to support both client-facing work and elevated living, this configuration fits creatives, consultants, and small professional users seeking a ready-to-operate gallery/workspace and an updated residential suite. Recent mechanical upgrades include a high-efficiency heat pump and a gas-powered Bosch tankless water heater, supporting comfortable, modern performance throughout the property.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $79.0k $21.96
    − Vacancy −$13.6k −$3.78
    EGI $65.4k $18.18
    − OpEx −$16.3k −$4.55
    NOI $49.0k $13.64
    3,596 SF · lease $21.96/SF/yr · vacancy 17.20% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $700.6K
    $613.0K – $817.3K (±1% cap)
    NOI $49,039 @ 7.0% cap · market cap 8.38%
    Second Best
    Mixed Use
    $624.2K
    $546.1K – $728.2K (±1% cap)
    NOI $43,691 @ 7.0% cap · market cap 7.47%
    Theoretical Best
    Office A
    $861.5K
    $753.8K – $1.01M (±1% cap)
    NOI $60,305 @ 7.0% cap · market cap 10.31%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Live-work space

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Baltimore
    County
    Baltimore
    State
    Maryland
    Longitude
    -76.56932
    Latitude
    39.28697

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    FAQs

    What type of property is this?
    Live-work space - Renovated gallery-level workspace and updated residence deliver turnkey flexibility with independent utility metering.
    Where is this live-work space located?
    The property is located at 422 S HIGHLAND Avenue S Baltimore, MD.
    What is the asking price?
    The asking price for this property is $585,000.
    What are key features of this property?
    This property features: Turnkey live/work mixed‑use property in Baltimore’s Highlandtown Arts District with over 2,600 SF of gallery + residence space; Commercial/gallery and residential portions separated with two‑hour fire‑rated walls, ceilings, and doors (installed 2021); Gallery level includes skylights plus recessed gallery lighting for natural light throughout
    (443) 850-1014
    We can help!
    Listing Contact
    David Tomasko
    David Tomasko
    Real Estate License ID: 649159
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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