Light Industrial Warehouse with
For Sale
Contact for pricing
800 W Patapsco Ave, Baltimore, MD 21230
Industrial warehouse with nine drive-in doors, outdoor storage, and light-industrial zoning minutes from I-95.
Property Size48,000 SF
Lot Size3.06 Acres
Price / SF$93.75
Days on Market58
Property Features for 800 W Patapsco Ave
General Information
Standard status
Active
Size
48,000 SF
Lot size
3.06 Acres
Property subtype
INDUSTRIAL
Zoning
I-1
Additional Details
Business Included
Yes
Highway Access
Yes
Drive-In Doors
9
Listing Agency:
MacKenzie Commercial Real Estate | Baltimore
(443) 875-7505
Listed By:
Bryan Herr
(443) 875-7505
Source:
Moodyscre
Added: Jun 16
Changed: Jul 10
Last Checked: Aug 11 at 7:00AM
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 MacKenzie Commercial Real Estate | Baltimore
Investment Insights
Based on property information with market context.
800 W. Patapsco Avenue presents a 48,000-square-foot light industrial warehouse on a 3.06-acre site in Baltimore. The building includes nine oversized drive-in doors—eight 12’ x 10’ doors and one 14’ x 14’ door—along with abundant surface parking. A gravel outdoor storage lot is located at the rear of the building, supporting equipment or material staging. In addition, the property includes a credit tenant with a long-term lease and five vacant small bays that can be activated by a new or expanding user.
The site is zoned I-1 (Light Industrial) and is situated minutes from I-95 within the BW Corridor. This positioning can be helpful for operators that need convenient highway access while maintaining on-site parking and outdoor storage.
For tenants and buyers seeking a functional distribution and warehouse platform, the combination of multiple drive-in doors, rear outdoor storage, and on-site parking provides flexibility for a range of light industrial uses. The presence of one long-term credit tenant alongside multiple vacant small bays may also appeal to users looking for additional near-term occupancy options within the same property.
The site is zoned I-1 (Light Industrial) and is situated minutes from I-95 within the BW Corridor. This positioning can be helpful for operators that need convenient highway access while maintaining on-site parking and outdoor storage.
For tenants and buyers seeking a functional distribution and warehouse platform, the combination of multiple drive-in doors, rear outdoor storage, and on-site parking provides flexibility for a range of light industrial uses. The presence of one long-term credit tenant alongside multiple vacant small bays may also appeal to users looking for additional near-term occupancy options within the same property.
Key Highlights
- 48,000 SF ± industrial building on a 3.06‑acre ± site at 800 W. Patapsco Avenue in Baltimore, MD
- Nine oversized drive‑in doors: eight 12’ x 10’ doors and one 14’ x 14’ door
- Abundant surface parking plus a gravel outdoor storage lot at the rear of the building
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
$316,125
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
7.03%
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%
$6,322,500
$6.3M
Cap Rate 7%
$4,516,071
$4.5M
Cap Rate 9%
$3,512,500
$3.5M
Market Conditions
NOI Build-Up for 48,000 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
$403.2K $8.40/SF
− Vacancy
−$31.3K −$0.65/SF
EGI
$371.9K $7.75/SF
− OpEx
−$55.8K −$1.16/SF
NOI
$316.1K $6.59/SF
Area
Baltimore, MD
Vacancy
7.76%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
15.00%
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%
$6,322,500
Cap Rate 7%
$4,516,071
Cap Rate 9%
$3,512,500
Alternative Uses
Best Use
Warehouse
$4.52M
$3.95M – $5.27M
NOI $316,125 @ 7.0% cap · market cap 7.03%
Second Best
Industrial
$3.79M
$3.31M – $4.42M
NOI $265,023 @ 7.0% cap · market cap 5.89%
Theoretical Best
Office A
$11.50M
$10.06M – $13.42M
NOI $804,962 @ 7.0% cap · market cap 17.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Drive-in doors
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
538
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 21230, MD
36,660
Population
18,070
Households
2
Avg Household Size
33
Median Age
59%
College-Educated
88%
High-School Grad
6.3 sq mi
ZIP Area
5,819
Density / Sq Mi
$94,164
Median Household Income
$69,973
Median Earnings
$1,771
Median Rent
$327,700
Median Home Value
Market
Vacancy Rate% for Industrial in Baltimore, MD
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial warehouse with nine drive-in doors, outdoor storage, and light-industrial zoning minutes from I-95.
Where is this warehouse located?
The property is located at 800 W Patapsco Ave Baltimore, MD.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: 48,000 SF ± industrial building on a 3.06‑acre ± site at 800 W. Patapsco Avenue in Baltimore, MD; Nine oversized drive‑in doors: eight 12’ x 10’ doors and one 14’ x 14’ door; Abundant surface parking plus a gravel outdoor storage lot at the rear of the building
