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Property profile & analytics
OFF-MARKET
Estimated value
$27,910,000
Community centers
3501 Boston St, Baltimore, MD 21224-5750
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US40-2051320
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2013
Total area
204,741 SF
Lot
12.28 ac (534,743 SF)
Zoning code
C-3
APN
26-02-6505 -001
UPID
US40-2051320
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
-
The Shops at Canton Crossing Shopping Center & Mall
-
Tesla Supercharger Electric Vehicle Charging Station
-
DSW Designer Shoe Warehouse Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
A-Accessible | Near-by Storage Units Storage Facility
-
Yone Affordable Insurance Quotes Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.91M
Owner & transaction history
Bcp Investors LLC · 8 yrs held
Bcp Investors LLC
since 2017
7 recorded transactions
Zoning & alternative use
C-3 · Baltimore, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$40.7M
+8.4%
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 Baltimore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baltimore 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
NEIGHBORHOOD: SHOPPING CENTER
$37,495,000
Current use
RESTAURANT
$40,660,000
Change: +8% · Conversion: Difficult
WAREHOUSE, STORAGE
$31,145,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$27.91M
Range $25.12M – $30.70M · ±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
$136 / 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
$1,032,495
Tax year 2023
Assessed value
$43,749,800
Assessed 2023
Previous assessed
$50,334,500
-13.1% YoY
Effective rate
2.36%
On assessed value
Assessed land
$16,042,200
Assessed improvement
$27,707,600
Land market value
$16,042,200
Improvement market value
$27,707,600
Total market value
$43,749,800
Applied tax rate
26.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2013
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
204,741 SF
Lot
12.28 ac (534,743 SF)
Zoning code
C-3
APN
26-02-6505 -001
UPID
US40-2051320
Jurisdiction
BALTIMORE CITY
Zoning & alternative use
C-3 · Baltimore, MD
Zoning C-3 · permitted uses
C-3 · Baltimore, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Baltimore. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$37.5M
RESTAURANT
Est. value
$40.7M
WAREHOUSE, STORAGE
Est. value
$31.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
WAREHOUSE, STORAGE
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
2013
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
12.28 ac
Current owner
From public records · entity-resolved
Bcp Investors LLC
Entity
Free & Clear · 8 yrs held
Mailing address
1500 WHETSTONE WAY STE #101, BALTIMORE, MD 21230-5148
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2026
—
Bcp Investors LLC
—
Deed
related
$66,000,000 · State Farm Life Insurance Company
Dec 4, 2017
—
Bcp Investors LLC
Davison & Weinberg Family
Grant Deed
related
—
Dec 17, 2012
—
Bcp Investors LLC
—
Trustees Deed
related
$42,000 · Pnc Bank
Jun 7, 2011
$6,400,000
Bcp Investors LLC
Exxon Mobil Corp
Deed Of Trust
related
$9,500,000 · Canton Crossing Retail LLC
May 8, 2009
$4,900
Exxon Mobil Corp
Politzer,ellen G
Grant Deed
—
Mar 14, 2008
$9,166
Exxon Mobil Corp
Sarkin,william J
Grant Deed
—
—
—
Bcp Investors LLC
—
Deed Of Trust
related
$2,995,000 · Richard Davison
—
—
Bcp Investors LLC
—
Deed Of Trust
related
$1,000,000 · Mcs Boston Manager LLC
—
—
Bcp Investors LLC
—
Deed Of Trust
related
$1,000,000 · Jdaa Investments LLC
—
—
Bcp Investors LLC
—
Deed Of Trust
related
$50,000 · Capital Rsrc Fndg Grp INC
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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