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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
12826 Ocean Gtwya Ocean City, MD 21842-9548
Entity Owned
1-yr Hold
Free & Clear
Property ID
US40-1216688
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Total area
2,648 SF
Lot
1.79 ac (77,972 SF)
Zoning code
C2
APN
10-014301
UPID
US40-1216688
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
$420k
Comparable Approach
Comparable
$555k
Blend (final)
Blend
$510k
Owner & transaction history
Two Farms INC · 1 yrs held
Two Farms INC
since 2025
7 recorded transactions
Zoning & alternative use
C2 · Ocean City, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Ocean City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ocean City 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
$555,000
CAP Approach
CAP Return
Estimation
6%
$455,000
6.5%
$420,000
7%
$390,000
Alternative Use
Use
Estimation
RETAIL STORES
$850,000
Current use
OFFICE BUILDING
$815,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$193 / 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
$26,541
Tax year 2023
Assessed value
$2,773,400
Assessed 2023
Previous assessed
$2,773,400
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$1,818,900
Assessed improvement
$954,500
Land market value
$1,818,900
Improvement market value
$954,500
Total market value
$2,773,400
Applied tax rate
10.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Units
2
Total area
2,648 SF
Lot
1.79 ac (77,972 SF)
Zoning code
C2
APN
10-014301
UPID
US40-1216688
Jurisdiction
WORCESTER
Zoning & alternative use
C2 · Ocean City, MD
Zoning C2 · permitted uses
C2 · Ocean City, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ocean City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$850,000
OFFICE BUILDING
Est. value
$815,000
RETAIL STORES Current
OFFICE BUILDING
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
2003
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
2
Lot
1.79 ac
Current owner
From public records · entity-resolved
Two Farms INC
Entity
Free & Clear · 1 yrs held
Mailing address
6200 COASTAL HWY STE #300, OCEAN CITY, MD 21842-6698
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2025
$1,995,335
Two Farms INC
The Evelyn W Barr Residuary Trust
Special Warranty Deed
—
Jan 11, 2021
—
Residuary Evelyn W B Trust
—
Deed
related
—
Feb 5, 2019
—
Residuary Evelyn W B Trust
—
Deed
related
$150,000 · Calvin B Taylor Bkng
Mar 25, 2008
—
Barr Evelyn W Trust
Barr Evelyn W C
Quit Claim Deed
related
—
—
—
Residuary Evelyn W B Trust
—
Deed Of Trust
related
$150,000 · Calvin B Taylor Bkng
—
—
Evelyn W C Barr
—
Deed Of Trust
related
$550,000 · Pnc Bank
—
—
Barr Evelyn M Trust
—
Deed Of Trust
related
$700,000 · Shorebank
—
—
Residuary Evelyn W B Trust
—
Loan Modification
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.
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