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1212 E Churchville Rd, Bel Air, MD 21014
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
BRICK
Total area
5,248 SF
Lot
0.5 ac (21,605 SF)
Zoning code
B1
APN
03-083918
UPID
US40-0438688
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
HVAC Service General Contractor
-
Crisis Center Medical Clinic
-
Crisis Center Medical Clinic
-
Counselor Mental Health Service
-
Construction Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$605k
Comparable Approach
Comparable
$955k
Blend (final)
Blend
$775k
Owner & transaction history
since 2019
4 recorded transactions
Zoning & alternative use
B1 · Bel Air, MD
Zoning description
B-1 Limited Business District. A. Purpose. The Limited Business District is designed to accommodate small-scale local business, institutional or service establishments. Some more intense business, institutional, or servi…
General category
CIVIC_INSTITUTIONAL
Top alternative use upside
Commercial (general)
$1.2M
+5.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$775k
Value range
$698k – $853k
±10% around blend
Estimated value / SF
$148 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
40
Income certainty
100
$698k
blend $775k
$853k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,248 SF
Lot area
0.5 ac
Year built
1985
Stories
2
APN
03-083918
Zoning
B1
Assessed value
$855,500
Annual tax
$9,563
3
Income approach: direct capitalization
Partial preview
Income approach indication
$605k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$655k
@ 6.5% CAP return
$605k
@ 7% CAP return
$560k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$9,563
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$478k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
22.0 mi away · 5,397 SF
23.3 mi away · 5,160 SF
23.3 mi away · 3,738 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$775k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 22 sales
$215
-31%
Submarket 28 sales
$230
-36%
County 58 sales
$202
-27%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $148/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+6%
vs current-use indication
Office Building · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$112k
Move the market yield to see immediate price impact.
Value / SF
$21
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$7k
$141k
$101k
$78k
$8k
$157k
$112k
$87k
$9k
$172k
$123k
$96k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$440k
16.0 mi · Apr 2026 · $118/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$9,563
Tax year 2022
Assessed value
$855,500
Assessed 2023
Previous assessed
$877,400
-2.5% YoY
Effective rate
1.12%
On assessed value
Assessed land
$583,500
Assessed improvement
$272,000
Land market value
$583,500
Improvement market value
$272,000
Total market value
$855,500
Applied tax rate
3.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1985
Construction
BRICK
Heating
HEAT PUMP
Stories
2
Units
1
Total area
5,248 SF
Lot
0.5 ac (21,605 SF)
Zoning code
B1
APN
03-083918
UPID
US40-0438688
Jurisdiction
HARFORD
Zoning & alternative use
B1 · Bel Air, MDZoning B1 · permitted uses
B1 · Bel Air, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
B-1 Limited Business District. A. Purpose. The Limited Business District is designed to accommodate small-scale local business, institutional or service establishments. Some more intense business, institutional, or servi…
General category
CIVIC_INSTITUTIONAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Construction
BRICK
Heating
HEAT PUMP
Stories
2
Units
1
Lot
0.5 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B1
CIVIC_INSTITUTIONAL
Jurisdiction
Bel Air, MD
Recorded code
B1
Official district
B1
Official district profile
What the municipal code says about B1
Zoning description
B-1 Limited Business District. A. Purpose. The Limited Business District is designed to accommodate small-scale local business, institutional or service establishments. Some more intense business, institutional, or servi…
General category
CIVIC_INSTITUTIONAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B1 in Bel Air, MD.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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