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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Grocery and convenience stores
101 Patapsco Ave, Baltimore, MD 21225-1616
Entity Owned
4-yr Hold
Free & Clear
Property ID
US40-0050852
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1998
Construction
STEEL FRAME
Total area
4,273 SF
Lot
1.23 ac (53,424 SF)
Zoning code
C-2
APN
25-06-7027C-001
UPID
US40-0050852
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
-
Taqueria la Patrona Brooklyn Restaurant
-
ATM (Brooklyn BP) Atm
-
bp Gas Station
-
U-Haul Neighborhood Dealer Car Rental Facility
-
Crown Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$988k
Blend (final)
Blend
$1.07M
Owner & transaction history
Hiyab LLC · 4 yrs held
Hiyab LLC
since 2021
Last sale
$1.1M
2 recorded transactions
Zoning & alternative use
C-2 · Baltimore, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$985,000
+26.0%
Office building
$880,000
+12.1%
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
$1,390,000
ML approach
$1,395,000
CAP Approach
CAP Return
Estimation
6%
$1,150,000
6.5%
$1,060,000
7%
$985,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$785,000
Current use
AUTO REPAIR, GARAGE
$985,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$880,000
Change: +12% · Conversion: Moderate
COMMERCIAL (GENERAL)
$705,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$650,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±10% · vs last sale $1.10M (Nov 16 2021)
Last sale anchor
$1.10M
Nov 16 2021
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
$249 / 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
$26,437
Tax year 2023
Assessed value
$1,120,200
Assessed 2023
Previous assessed
$1,112,333
+0.7% YoY
Effective rate
2.36%
On assessed value
Assessed land
$442,100
Assessed improvement
$678,100
Land market value
$442,100
Improvement market value
$678,100
Total market value
$1,120,200
Applied tax rate
25.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1998
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
4,273 SF
Lot
1.23 ac (53,424 SF)
Zoning code
C-2
APN
25-06-7027C-001
UPID
US40-0050852
Jurisdiction
BALTIMORE CITY
Zoning & alternative use
C-2 · Baltimore, MD
Zoning C-2 · permitted uses
C-2 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$785,000
AUTO REPAIR, GARAGE
Est. value
$985,000
OFFICE BUILDING
Est. value
$880,000
COMMERCIAL (GENERAL)
Est. value
$705,000
WAREHOUSE, STORAGE
Est. value
$650,000
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1998
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Hiyab LLC
Entity
Free & Clear · 4 yrs held
Mailing address
9233 WINDING WAY, ELLICOTT CITY, MD 21043-6445
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2021
$1,100,000
Hiyab LLC
Rrz Enterprises LLC
Deed
—
Mar 10, 2006
$1,037,512
Rrz Ents LLC
Bp Products North America INC
Grant Deed
$881,885 · Sandy Spring Bank
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.
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