Versatile Commercial Property Near Stoney
For Sale
Contact for pricing
8477 Fort Smallwood Rd, Pasadena, MD 21122
C3-zoned property with flexible spaces, garage, and prime location.
Property Size2,912 SF
Price / SF$151.10
Days on Market197
Property Features for 8477 Fort Smallwood Rd
General Information
Standard status
Active
Size
2,912 SF
Class
C
Property subtype
Mixed Use, Office, Retail
Zoning
C3
Investment Type
Owner/User
Building Details
Year Built
1950
Year Renovated
2025
Buildings
1
Stories
3
Listing Agency:
The Agency RE DC Metro
Listed By:
Elmer Ramos · License #6125720
Source:
Crexi
Added: Jan 26
Changed: Aug 11
Last Checked: Aug 10 at 3:27PM
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 The Agency RE DC Metro
Investment Insights
Based on property information with market context.
This commercial property, zoned C3, is located on a high-traffic road near Stoney Creek. The updated building offers a variety of functional spaces. The first floor features a spacious open area suitable for a reception or staging space, a large kitchen, and two offices. Upstairs, a large room can serve as additional office space or a private executive suite. A full bathroom is located on the main floor. A large unfinished basement provides storage space. The rear of the property includes a double-decker, three-bay working garage with large bay doors, electricity, plumbing, and heating. This space is suitable for construction, automotive, or any business needing a workshop or storage area. The property has a total size of 2912 square feet.
Key Highlights
- C3‑zoned commercial property on a high‑traffic road near Stoney Creek.
- Three‑bay working garage with large bay doors, electricity, plumbing, and heating.**
- Versatile layout with open reception area, kitchen, and multiple offices.
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
$30,074
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
6.83%
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%
$601,480
$601.5K
Cap Rate 7%
$429,629
$429.6K
Cap Rate 9%
$334,156
$334.2K
Market Conditions
NOI Build-Up for 2,912 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
$52.4K $18.00/SF
− Vacancy
−$4.3K −$1.48/SF
EGI
$48.1K $16.52/SF
− OpEx
−$18.0K −$6.20/SF
NOI
$30.1K $10.33/SF
Area
Anne Arundel County, MD
Vacancy
8.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$601,480
Cap Rate 7%
$429,629
Cap Rate 9%
$334,156
Alternative Uses
Best Use
Retail
$588.8K
$515.2K – $686.9K
NOI $41,216 @ 7.0% cap · market cap 9.37%
Second Best
Mixed Use
$429.6K
$375.9K – $501.2K
NOI $30,074 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$851.8K
$745.4K – $993.8K
NOI $59,628 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
Explore this area
Business Placement
Demographics for 21122, MD
62,368
Population
23,624
Households
2.6
Avg Household Size
40
Median Age
32%
College-Educated
93%
High-School Grad
31.4 sq mi
ZIP Area
1,986
Density / Sq Mi
$121,732
Median Household Income
$63,687
Median Earnings
$2,077
Median Rent
$412,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C3-zoned property with flexible spaces, garage, and prime location.
Where is this mixed-use property located?
The property is located at 8477 Fort Smallwood Rd Pasadena, MD.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: C3‑zoned commercial property on a high‑traffic road near Stoney Creek.; Three‑bay working garage with large bay doors, electricity, plumbing, and heating.**; Versatile layout with open reception area, kitchen, and multiple offices.
