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Property profile & analytics
OFF-MARKET
Estimated value
$10,345,000
Manufacturing properties
2810 Lord Baltimore Dr Woodstock, MD 21163-2613
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US40-1329444
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1980
Construction
BRICK
Total area
56,616 SF
Lot
11.67 ac (508,345 SF)
Zoning code
ML
APN
02-1800005234
UPID
US40-1329444
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
by Request
CAP Approach
CAP
$6.90M
Comparable Approach
Comparable
$13.35M
Blend (final)
Blend
$10.35M
Owner & transaction history
2810 Lbd LLC · 1 yrs held
2810 Lbd LLC
since 2025
Last sale
$11.0M
7 recorded transactions
Zoning & alternative use
ML · Woodstock, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$14.6M
+71.7%
Office building
$13.4M
+57.6%
Medical building
$12.9M
+51.0%
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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%
$7,475,000
6.5%
$6,900,000
7%
$6,405,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,525,000
Current use
WAREHOUSE, STORAGE
$14,635,000
Change: +72% · Conversion: Easy
OFFICE BUILDING
$13,430,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$12,870,000
Change: +51% · Conversion: Difficult
RETAIL STORES
$12,070,000
Change: +42% · Conversion: Moderate
Blend value · Realmo final
$10.35M
Range $9.31M – $11.38M · ±10% · vs last sale $11.00M (Nov 4 2024)
Last sale anchor
$11.00M
Nov 4 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
$183 / 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
$431,044
Tax year 2023
Assessed value
$35,288,800
Assessed 2023
Previous assessed
$36,967,900
-4.5% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,125,200
Assessed improvement
$32,163,600
Land market value
$3,125,200
Improvement market value
$32,163,600
Total market value
$35,288,800
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1980
Construction
BRICK
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Units
3
Total area
56,616 SF
Lot
11.67 ac (508,345 SF)
Zoning code
ML
APN
02-1800005234
UPID
US40-1329444
Jurisdiction
BALTIMORE
Zoning & alternative use
ML · Woodstock, MD
Zoning ML · permitted uses
ML · Woodstock, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodstock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$8.5M
WAREHOUSE, STORAGE
Est. value
$14.6M
OFFICE BUILDING
Est. value
$13.4M
MEDICAL BUILDING
Est. value
$12.9M
RETAIL STORES
Est. value
$12.1M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
1980
Construction
BRICK
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
3
Units
3
Lot
11.67 ac
Current owner
From public records · entity-resolved
2810 Lbd LLC
Entity
Mailing address
100 WW RD STE #304, TOWSON, MD 21204-2370
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2025
$11,000,000
2810 Lbd LLC
Cjuf III Preston Cordoba Wb LLC
Special Warranty Deed
$7,150,000 · Farmers & Merchants Bank
Apr 29, 2019
—
Cjuf III Preston Cordoba-wb Ll
—
Deed
related
$35,000,000 · Branch Bk&tr
Jun 3, 2014
—
Windsor A LLC
Cjuf III Preston Cordoba-wb Ll
Grant Deed
—
May 19, 2014
—
Cjuf III Preston Cordoba-wb Ll
—
Grant Deed
related
$31,500,000 · Ubs R/e Secs
Feb 11, 2011
$8,800,000
Preston Cordoba-wb Ll Cjuf III
Preston Yucatan-wb LLC
Deed Of Trust
$8,135,000 · Pnc Bank
Dec 14, 2010
$13,500,000
Preston Yucatan-wb LLC
Actavis Mid Atlantic LLC
Grant Deed
—
Jun 27, 2007
$13,500,000
Preston-yucaton-wb LLC
Actavis Mid Atlantic LLC
Grant Deed
$13,840,000 · Lehman Brothers Bank Fsb
—
—
Cjuf III Preston Cordoba-wb Ll
—
Deed Of Trust
related
$35,000,000 · Branch Bk&tr
—
—
G F Reilly Co
—
Deed Of Trust
related
$210,000,000 · Bank Of America
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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