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Property profile & analytics
OFF-MARKET
Estimated value
$4,495,000
Motels
2304 Baltimore Ave, Ocean City, MD 21842-3538
Entity Owned
19-yr Hold
Free & Clear
Property ID
US40-1269653
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1958
Construction
BRICK
Total area
10,309 SF
Lot
1.03 ac (45,000 SF)
Zoning code
R-3
APN
10-044529
UPID
US40-1269653
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
-
Ocean Mecca Motel Hotel & Motel
-
Fish Tales Boardwalk Inn Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.50M
Owner & transaction history
Ocean Mecca LLC · 19 yrs held
Ocean Mecca LLC
since 2006
3 recorded transactions
Zoning & alternative use
R-3 · Ocean City, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.1M
+9.6%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$5,570,000
Current use
COMMERCIAL (GENERAL)
$6,105,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$4.50M
Range $4.05M – $4.94M · ±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
$436 / 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
$89,139
Tax year 2023
Assessed value
$6,323,733
Assessed 2023
Previous assessed
$5,792,767
+9.2% YoY
Effective rate
1.41%
On assessed value
Land market value
$6,375,000
Improvement market value
$479,700
Total market value
$6,854,700
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1958
Construction
BRICK
Heating
HEAT PUMP
Buildings
2
Stories
2
Units
2
Total area
10,309 SF
Lot
1.03 ac (45,000 SF)
Zoning code
R-3
APN
10-044529
UPID
US40-1269653
Jurisdiction
WORCESTER
Zoning & alternative use
R-3 · Ocean City, MD
Zoning R-3 · permitted uses
R-3 · 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
HOTEL/MOTEL Current
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$6.1M
HOTEL/MOTEL Current
COMMERCIAL (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
1958
Construction
BRICK
Heating
HEAT PUMP
Stories
2
Buildings
2
Units
2
Lot
1.03 ac
Current owner
From public records · entity-resolved
Ocean Mecca LLC
Entity
Free & Clear · 19 yrs held
Mailing address
2304 N BALTIMORE AVE, OCEAN CITY, MD 21842-3538
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
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
Dec 21, 2006
—
Ocean Mecca LLC
Harman,kathleen A
Grant Deed
related
—
Apr 27, 2006
—
M Stacy Harman
Harman,charles S
Quit Claim Deed
related
—
Jun 28, 2004
—
C Steven Harman
Harman,kathleen A
Quit Claim 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.
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