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    3500 Boston St Baltimore, MD 21224

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    For Lease
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    Adaptive reuse property with exposed brick, wood floors, and modern amenities.

    Type:Office
    Added:
    Jul 28, 2024
    Days on Market:
    631
    Last Refresh:
    Mar 17 at 1:21 pm

    Property Features for 3500 Boston St

    General Information

    Standard status
    Active
    Property subtype
    Office

    Building Details

    Year Built
    1900

    Spaces For Lease

    at 3500 Boston St Contact us

    Suite 319 $21 /Mo

    Size
    870 SF
    Type
    Office
    Suite 319 - 870 SF
    Contact us

    Suite 433 $20 /Mo

    Size
    3,215 SF
    Type
    Office
    Suite 433 is 3,215 SF. The suite can be built with offices or opened up for more...
    show more
    Contact us

    Suite 318 $21 /Mo

    Size
    300 SF
    Type
    Office
    Suite 318 - 300 SF
    Contact us

    We can help!

    Listing Contact
    Doug Kaufman

    Listing agent Doug Kaufman License #MD 608202

    Listing office Clarity Commercial Real Estate

    Listing date Jul 28, 2024

    Source Crexi

    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 Clarity Commercial Real Estate

    Overview

    Charming Broom Factory Conversion

    The Broom Factory is a converted property that was originally a family-owned broom manufacturing facility for four generations. In the 1990s, it was repurposed into artist studio spaces, and in the 2000s, it was adapted for office, medical, and retail uses. The property features exposed brick walls, wood floors, joists and columns, and spiral metal ductwork in each suite. This adaptive reuse project is located at the intersection of Canton Waterfront Park and Canton Crossing, and it is situated blocks from I-95. The Harbor Connector docks are located one block away. Canton Crossing is located across the street. Several high-speed fiber optic cable companies are already located in the building.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    SURE Media LLC Film Production The Spiro Group Industrial Manufacturer Apkudo Inc (Bike/Boat/Book/etc) Store GIS Integrated Solutions (Bike/Boat/Book/etc) Store Hessey & Hessey Law Firm

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Similar Places Nearby

    • DNA Solutions and Consulting — 3600 O'Donnell St Grain 3, Baltimore, MD 21224
    • KeyMe Locksmiths — 3824 eastern ave, baltimore, md 21224
    • uBreakiFix - Phone and Computer Repair — 2400 Boston St #122, Baltimore, MD 21224
    • Dyuti Technologies — 2612 Fleet St, Baltimore, MD 21227
    • MobileLizard Cell Phone Repair — 2621 Eastern Ave, Baltimore, MD 21224

    Location Insight

    • Map
    • Local Demand
    City
    Baltimore
    County
    Baltimore
    State
    Maryland
    Longitude
    -76.5670699
    Latitude
    39.2779412

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    FAQs

    What type of property is this?
    Office property - Adaptive reuse property with exposed brick, wood floors, and modern amenities.
    Where is this office property located?
    The property is located at 3500 Boston St Baltimore, MD.
    What are key features of this property?
    This property features: Unique historic building with exposed brick, wood floors, and original architectural details.; Convenient location near Canton Waterfront Park, Canton Crossing, and I‑95.; Easy access to transportation via the Harbor Connector.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Doug Kaufman
    Real Estate License ID: MD 608202
    Learn More
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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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