Pulaski Highway Commercial
For Sale
$2,800,000
9914 9920 9922 Pulaski Highway Middle, Middle River, MD 21220
10,000 SF building space with renovated garage and warehouse.
Property Size10,000 SF
Lot Size2.00 Acres
Price / SF$280
Days on Market141
Property Features for 9914 9920 9922 Pulaski Highway Middle
General Information
Standard status
Active
Size
10,000 SF
Lot size
2.00 Acres
Property subtype
Industrial
Zoning
ML-AS & BR
Building Details
Building Size
10,000 SF
Listing Agency:
MacKenzie Commercial Real Estate | Baltimore
(410) 494-6644
Listed By:
Chris Boland
(410) 494-6644
Source:
Mackenziecommercial
Added: Apr 3
Changed: Aug 12
Last Checked: Aug 20 at 4:09AM
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.
The property on Pulaski Highway in Baltimore County features 10,000 square feet of building space. This includes a newly renovated two-story garage with 5,000 square feet and three drive-in doors, along with a 3,600-square-foot warehouse that has two oversized drive-in doors. The site, which is fenced in and spans 2 acres, is situated between Pulaski Highway and Route 40, providing access to surrounding amenities.
Key Highlights
- 5,000 sf newly renovated two‑story garage with 3 drive‑in doors.
- 3,600‑sf warehouse with 2 oversized drive‑in doors.
- 10,000 sf of total building space available.
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
$141,538
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
5.05%
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%
$2,830,760
$2.8M
Cap Rate 7%
$2,021,971
$2.0M
Cap Rate 9%
$1,572,644
$1.6M
Market Conditions
NOI Build-Up for 10,000 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
$216.0K $21.60/SF
− Vacancy
−$13.8K −$1.38/SF
EGI
$202.2K $20.22/SF
− OpEx
−$60.7K −$6.07/SF
NOI
$141.5K $14.15/SF
Area
Baltimore County, MD
Vacancy
6.39%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$2,830,760
Cap Rate 7%
$2,021,971
Cap Rate 9%
$1,572,644
Alternative Uses
Best Use
Retail
$2.02M
$1.77M – $2.36M
NOI $141,538 @ 7.0% cap · market cap 5.05%
Second Best
Industrial
$1.13M
$989.9K – $1.32M
NOI $79,195 @ 7.0% cap · market cap 2.83%
Theoretical Best
Multifamily LT 5
$97.02M
$84.89M – $113.19M
NOI $6,791,377 @ 7.0% cap · market cap 242.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 21220, MD
44,568
Population
17,960
Households
2.5
Avg Household Size
38
Median Age
26%
College-Educated
89%
High-School Grad
21.2 sq mi
ZIP Area
2,102
Density / Sq Mi
$79,676
Median Household Income
$50,215
Median Earnings
$1,621
Median Rent
$279,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- StorageMart — 3000 Eastern Blvd, Middle River, MD 21220
- Self Storage Plus — 3318 Eastern Blvd, Middle River, MD 21220
- Extra Space Storage — 1350 Innovation St, Middle River, MD 21220
Frequently Asked Questions
What type of property is this?
Warehouse - 10,000 SF building space with renovated garage and warehouse.
Where is this warehouse located?
The property is located at 9914 9920 9922 Pulaski Highway Middle Middle River, MD.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 5,000 sf newly renovated two‑story garage with **3 drive‑in doors**.; 3,600‑sf warehouse with **2 oversized drive‑in doors**.; 10,000 sf of total building space available.
