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Property profile & analytics
FOR LEASE
Office buildings
100 East Pratt St, Baltimore, MD 21202
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US40-0646891
For Lease
$39,900,000
100 East Pratt St, Baltimore, MD 21202
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Total area
282,240 SF
Lot
15.93 ac (693,980 SF)
Zoning code
C-5DC
APN
04-11-0672 -001
UPID
US40-0646891
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Cadd Micro Systems (Bike/Boat/Book/etc) Store Corporate Office
-
Columbia National Real Estate Real Estate Agency
-
CCS Fundraising Consultant
-
Messaris Brian E Law Firm
-
Dopkin Mark D Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$50.18M
Blend (final)
Blend
$39.90M
Owner & transaction history
100 Pratt St Ventures LLC · 10 yrs held
100 Pratt St Ventures LLC
since 2016
3 recorded transactions
Zoning & alternative use
C-5DC · Baltimore, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$65.1M
+96.6%
Restaurant
$64.2M
+93.8%
Neighborhood: shopping center
$51.7M
+56.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Baltimore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baltimore submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$33,125,000
Current use
AUTO REPAIR, GARAGE
$65,120,000
Change: +97% · Conversion: Difficult
RESTAURANT
$64,180,000
Change: +94% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$51,690,000
Change: +56% · Conversion: Difficult
COMMERCIAL (GENERAL)
$46,535,000
Change: +40% · Conversion: Easy
WAREHOUSE, STORAGE
$42,935,000
Change: +30% · Conversion: Difficult
MEDICAL BUILDING
$41,010,000
Change: +24% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$36,480,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$39.90M
Range $35.91M – $43.89M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$141 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$3,487,302
Tax year 2023
Assessed value
$147,767,033
Assessed 2023
Previous assessed
$171,449,100
-13.8% YoY
Effective rate
2.36%
On assessed value
Land market value
$27,214,800
Improvement market value
$144,234,300
Total market value
$171,449,100
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1975
Heating
NONE
Buildings
3
Stories
9
Units
4
Total area
282,240 SF
Lot
15.93 ac (693,980 SF)
Zoning code
C-5DC
APN
04-11-0672 -001
UPID
US40-0646891
Jurisdiction
BALTIMORE CITY
Zoning & alternative use
C-5DC · Baltimore, MD
Zoning C-5DC · permitted uses
C-5DC · Baltimore, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Baltimore. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$33.1M
AUTO REPAIR, GARAGE
Est. value
$65.1M
RESTAURANT
Est. value
$64.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$51.7M
COMMERCIAL (GENERAL)
Est. value
$46.5M
WAREHOUSE, STORAGE
Est. value
$42.9M
MEDICAL BUILDING
Est. value
$41.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$36.5M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1975
Heating
NONE
Stories
9
Buildings
3
Units
4
Lot
15.93 ac
Current owner
From public records · entity-resolved
100 Pratt St Ventures LLC
Entity
Mailing address
1370 JET STRM DR STE #100, HENDERSON, NV 89052-4234
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2016
$187,000,000
100 Pratt St Ventures LLC
100 East Pratt Business Trct
Grant Deed
$110,400,000 · Benefit Street Ptrs Cre Fin Ll
Sep 7, 2005
—
100 East Pratt Street Business
—
Deed Of Trust
related
$105,000,000 · Citigroup Global Markets Realt
May 5, 2005
—
100 East Pratt Street Business
Delaware Boston Properties INC
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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