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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Grocery and convenience stores
2300 Churchville Rd, Bel Air, MD 21015-1721
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US40-1200416
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2003
Total area
5,785 SF
Lot
4.76 ac (207,346 SF)
Zoning code
B2
APN
03-363813
UPID
US40-1200416
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
-
Wawa Cafe & Coffee Shop
-
M&T Bank ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$545k
Owner & transaction history
Keifer Enterprises L.l.c · 1 yrs held
Keifer Enterprises L.l.c
since 2024
Last sale
$544,500
7 recorded transactions
Zoning & alternative use
B2 · Bel Air, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$860,000
+271.3%
Auto repair, garage
$760,000
+228.4%
Restaurant
$685,000
+196.7%
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 Bel Air submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bel Air 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
$545,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$860,000
Change: +271% · Conversion: Easy
AUTO REPAIR, GARAGE
$760,000
Change: +228% · Conversion: Difficult
RESTAURANT
$685,000
Change: +197% · Conversion: Difficult
WAREHOUSE, STORAGE
$490,000
Change: +112% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$375,000
Change: +63% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $545k (Nov 25 2024)
Last sale anchor
$545k
Nov 25 2024
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
$94 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$55,760
Tax year 2022
Assessed value
$5,525,133
Assessed 2023
Previous assessed
$5,116,100
+8.0% YoY
Effective rate
1.01%
On assessed value
Land market value
$1,445,500
Improvement market value
$4,897,700
Total market value
$6,343,200
Applied tax rate
3.0000
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
2003
Heating
HEAT PUMP
Cooling
AC.PACKAGE
Stories
1
Units
2
Total area
5,785 SF
Lot
4.76 ac (207,346 SF)
Zoning code
B2
APN
03-363813
UPID
US40-1200416
Jurisdiction
HARFORD
Zoning & alternative use
B2 · Bel Air, MD
Zoning B2 · permitted uses
B2 · Bel Air, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bel Air. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$760,000
RESTAURANT
Est. value
$685,000
WAREHOUSE, STORAGE
Est. value
$490,000
INDUSTRIAL (GENERAL)
Est. value
$375,000
RETAIL STORES
AUTO REPAIR, GARAGE
RESTAURANT
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
HEAT PUMP
Cooling
Yes
Stories
1
Units
2
Lot
4.76 ac
Current owner
From public records · entity-resolved
Keifer Enterprises L.l.c
Entity
Free & Clear · 1 yrs held
Mailing address
2700 PHILADELPHIA RD, EDGEWOOD, MD 21040-1120
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2024
—
Keifer Enterprises L.l.c
Keifer Enterprises L.l.c
Deed
—
Nov 25, 2024
$544,500
Keifer Enterprises L.l.c
Isgood LLC
Deed
—
Sep 7, 2016
—
Keifer Ents LLC
—
Deed
related
$2,300,000 · Harford Bk
—
—
Isgood LLC
—
Deed Of Trust
related
$7,200,000 · Peoples Bank
—
—
Isgood LLC
—
Deed Of Trust
related
$6,800,000 · Pnc Bank
—
—
Keifer Ents LLC
—
Deed Of Trust
related
$2,300,000 · Harford Bk
—
—
Isgood LLC
—
Deed Of Trust
related
$6,800,000 · Forest Hill State 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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