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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Grocery and convenience stores
4270 Philadelphia Rd Bel Air, MD 21015-6626
Entity Owned
15-yr Hold
Free & Clear
Property ID
US40-0820882
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1998
Construction
BRICK
Total area
3,014 SF
Lot
1.91 ac (83,200 SF)
Zoning code
B2 B3
APN
01-302701
UPID
US40-0820882
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
-
Shell Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$325k
CAP Approach
CAP
$540k
Comparable Approach
Comparable
$739k
Blend (final)
Blend
$535k
Owner & transaction history
Candace Invs INC · 15 yrs held
Candace Invs INC
since 2010
3 recorded transactions
Zoning & alternative use
B2 B3 · Bel Air, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$635,000
+428.1%
Office building
$575,000
+375.4%
Retail stores
$450,000
+271.3%
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
by Request
ML approach
$325,000
CAP Approach
CAP Return
Estimation
6%
$585,000
6.5%
$540,000
7%
$500,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$635,000
Change: +428% · Conversion: Easy
OFFICE BUILDING
$575,000
Change: +375% · Conversion: Moderate
RETAIL STORES
$450,000
Change: +271% · Conversion: Easy
AUTO REPAIR, GARAGE
$395,000
Change: +228% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$178 / 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
$17,504
Tax year 2022
Assessed value
$1,612,000
Assessed 2023
Previous assessed
$1,606,000
+0.4% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,126,500
Assessed improvement
$485,500
Land market value
$1,126,500
Improvement market value
$485,500
Total market value
$1,612,000
Applied tax rate
1.0000
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
1998
Construction
BRICK
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
1
Total area
3,014 SF
Lot
1.91 ac (83,200 SF)
Zoning code
B2 B3
APN
01-302701
UPID
US40-0820882
Jurisdiction
HARFORD
Zoning & alternative use
B2 B3 · Bel Air, MD
Zoning B2 B3 · permitted uses
B2 B3 · 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
COMMERCIAL (GENERAL)
Est. value
$635,000
OFFICE BUILDING
Est. value
$575,000
RETAIL STORES
Est. value
$450,000
AUTO REPAIR, GARAGE
Est. value
$395,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1998
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
1.91 ac
Current owner
From public records · entity-resolved
Candace Invs INC
Entity
Free & Clear · 15 yrs held
Mailing address
7306 HARGROVE CT, GLEN BURNIE, MD 21060-8685
Ownership since
2010
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
Aug 30, 2010
$1,250,000
Candace Invs INC
Pmig 1007 LLC
Grant Deed
—
Sep 17, 2004
$600,000
Pmig 1007 LLC
Crown Central Petroleum Corp
Grant Deed
$1,770,000 · Standard Insurance Co
Oct 8, 1997
$575,000
Crown Central Petroleum Corp
S3 LLC
Grant Deed
—
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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