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    710 S Ann St Baltimore, MD 21231

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    For Sale
    $6,000,000

    Two properties with stable income and long-term growth potential.

    Lot size:
    1.46 Acres

    Property Features for 710 S Ann St

    General Information

    Standard status
    Active
    Lot size
    1.46 Acres

    Building Details

    Year built
    1889

    We can help!

    Listing Contact
    Jennifer C Cernik
    Source: Corcoran

    Listing Agency: MONUMENT SOTHEBY'S INTERNATIONAL REALTY Listing Agent: Jennifer C Cernik

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Historic Fells Point Investment Opportunity

    Located in historic Fells Point, 710 and 724 S. Ann Street offer a blend of stable income and architectural presence. The properties are leased to an academic institution with a long-term lease structure featuring 3.5% annual escalators, generating durable cash flow. 710 S. Ann Street is an enduring building with adaptable spaces, wood floors, exposed brick, tall ceilings, classrooms, a stage, and flexible areas. The second level features a two-story library, offices, and gathering areas. Upper levels house a wellness and training facility within a former sanctuary space with arches and stained glass. A flex auxiliary space is located on the third floor. Architectural details are preserved and supported by modern systems. 710 S. Ann Street has 16,080 square feet, 7 HVAC units plus 3 mini-splits, one 80-gallon water heater, a shingled roof replaced in 2014, windows replaced in 2014, and 15 parking spaces. There is an alley easement along the north side of the building. 724 S. Ann Street features rooms with natural light, wood floors, and original architectural details. The layout balances intimacy with flexibility, anchored by a gathering hall with dining amenities. A fenced courtyard offers a private retreat with mature trees and open space. 724 S. Ann Street has 11,412 square feet, 6 HVAC units plus 1 mini-split, one 71-gallon water heater, a rubber membrane roof replaced in 2022, windows replaced in 2012, a commercial kitchen with grease trap and fire suppression, and 11 parking spaces.
    Location Intelligence

    Current Use by Public Records

    Michael Cecchini Physician Sanctuary Body Gym & Fitness Center Union Box Co Construction Company Kenneth Walrond Physician red lila School ... Gym & Fitness Center

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Baltimore
    County
    Baltimore
    State
    Maryland
    Longitude
    -76.5915205
    Latitude
    39.2832459

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    FAQs

    What type of property is this?
    School - Two properties with stable income and long-term growth potential.
    Where is this school located?
    The property is located at 710 S Ann St Baltimore, MD.
    What is the asking price?
    The asking price for this property is $6,000,000.
    What are key features of this property?
    This property features: - Substantial income: $35,000/month NNN lease with 3.5% annual escalators, secured by a long-term lease.; - Significant architectural presence: Includes a dramatic two-story library, soaring arches, stained glass, exposed brick, tall ceilings, wood floors, and original architectural details.; - Long-term optionality: Located in a neighborhood with significant upside potential, offering development and repositioning possibilities.
    (443) 906-3840
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    710 S Ann St Baltimore, MD 21231
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    Baltimore, MD 21231
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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
    710 S Ann St Baltimore, MD 21231
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    Listing Contact
    Jennifer C Cernik
    (443) 906-3840
    Learn more
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