Six-Bedroom Assisted Living
New
For Sale
$1,200,000
4949 Middleburg Rd, Taneytown, MD 21787
Established residential-care property in a rural setting with access to surrounding communities and regional services.
Property Size4,800 SF
Days on Market4
Property Features for 4949 Middleburg Rd
General Information
Standard status
Active
Size
4,800 SF
Property subtype
Multifamily
Building Details
Building Size
4,800 SF
Year Built
1925
Listing Agency:
Lee & Associates | Columbia
(443) 286-9063
Listed By:
Mark Mueller
Source:
Lee-associates
Added: Aug 8
Changed: Aug 11
Last Checked: Aug 11 at 6:25AM
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 Lee & Associates | Columbia
Investment Insights
Based on property information with market context.
Located at 4949 Middleburg Rd in Taneytown, Maryland, this assisted living facility includes six bedrooms and 3.5 bathrooms. The property is configured for residential care services within a home-style setting and has an established assisted living use.
Built in 1925, the facility occupies a rural location while retaining access to surrounding communities and services throughout the region. Its existing care-oriented configuration supports continued use as an assisted living property.
Built in 1925, the facility occupies a rural location while retaining access to surrounding communities and services throughout the region. Its existing care-oriented configuration supports continued use as an assisted living property.
Key Highlights
- Six‑bedroom assisted living facility
- 3.5 bathrooms
- Established assisted living use
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
$53,888
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
4.49%
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%
$1,077,760
$1.1M
Cap Rate 7%
$769,829
$769.8K
Cap Rate 9%
$598,756
$598.8K
Market Conditions
NOI Build-Up for 4,800 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
$103.7K $21.60/SF
− Vacancy
−$5.7K −$1.19/SF
EGI
$98.0K $20.41/SF
− OpEx
−$44.1K −$9.19/SF
NOI
$53.9K $11.23/SF
Area
Carroll County, MD
Vacancy
5.50%
Lease Rate
$21.60 /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%
$1,077,760
Cap Rate 7%
$769,829
Cap Rate 9%
$598,756
Alternative Uses
Best Use
Apartment 5plus
$769.8K
$673.6K – $898.1K
NOI $53,888 @ 7.0% cap · market cap 4.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,606 @ 7.0% cap · market cap 10.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 21787, MD
11,066
Population
4,429
Households
2.5
Avg Household Size
42
Median Age
19%
College-Educated
93%
High-School Grad
61.1 sq mi
ZIP Area
181
Density / Sq Mi
$88,212
Median Household Income
$48,026
Median Earnings
$870
Median Rent
$344,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Established residential-care property in a rural setting with access to surrounding communities and regional services.
Where is this assisted living facility located?
The property is located at 4949 Middleburg Rd Taneytown, MD.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Six‑bedroom assisted living facility; 3.5 bathrooms; Established assisted living use
