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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Commercial land
3305 Main St, Manchester, MD 21102-1964
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US40-1924333
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1882
Total area
2,850 SF
Lot
0.87 ac (37,810 SF)
Zoning code
BL
APN
06-038239
UPID
US40-1924333
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
$455k
Comparable Approach
Comparable
$537k
Blend (final)
Blend
$510k
Owner & transaction history
Board Of Education Of Carrol Cnty · 9 yrs held
Board Of Education Of Carrol Cnty
since 2016
5 recorded transactions
Zoning & alternative use
BL · Manchester, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$590,000
+39.6%
Auto repair, garage
$495,000
+16.8%
Office building
$465,000
+9.5%
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 Manchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manchester 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%
$490,000
6.5%
$455,000
7%
$420,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$425,000
Current use
RETAIL STORES
$590,000
Change: +40% · Conversion: Easy
AUTO REPAIR, GARAGE
$495,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$465,000
Change: +9% · 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
$179 / 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
$7,800
Tax year 2023
Assessed value
$579,500
Assessed 2023
Previous assessed
$579,500
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$579,500
Land market value
$579,500
Total market value
$579,500
Applied tax rate
61.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1882
Heating
RADIANT
Stories
3
Bathrooms
2
Total area
2,850 SF
Lot
0.87 ac (37,810 SF)
Zoning code
BL
APN
06-038239
UPID
US40-1924333
Jurisdiction
CARROLL
Zoning & alternative use
BL · Manchester, MD
Zoning BL · permitted uses
BL · Manchester, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manchester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$425,000
RETAIL STORES
Est. value
$590,000
AUTO REPAIR, GARAGE
Est. value
$495,000
OFFICE BUILDING
Est. value
$465,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1882
Heating
RADIANT
Stories
3
Bathrooms
2
Lot
0.87 ac
Current owner
From public records · entity-resolved
Board Of Education Of Carrol Cnty
Individual
Mailing address
5700 6TH AVE, ALTOONA, PA 16602-1111
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2016
—
Board Of Education Of Carrol Cnty
Steico INC
Grant Deed
—
May 10, 2010
$500,000
Steico INC
Illiano,augustino
Grant Deed
—
Mar 16, 2007
$330,000
Augusto Illiano
Sater,alex J
Grant Deed
$264,000 · Resource Bank
—
—
Alex J Sater
—
Deed Of Trust
related
$10,737 · Citifinancial INC
—
—
Alex J Sater
—
Deed Of Trust
related
$161,500 · First Central Mortgage
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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