TEN-X ONLINE AUCTION SALE
211 East 25th Street Baltimore, MD 21218
AUCTION DETAILS:
June 22–24, 2026
Value-Add / Multifamily Conversion Opportunity | Fully Vacant Asset
Executive Summary
211 East 25th Street presents a fully vacant, four-story asset in Baltimore’s Midtown / Charles Village submarket—an increasingly rare opportunity that provides immediate control for execution. The property benefits from flexible zoning and is currently configured into eight separately metered units, offering a strong foundation for multifamily conversion, office leasing, or mixed-use redevelopment.
The property was previously leased to a behavioral health clinic, generating approximately $67,265 in annual income, providing a benchmark for potential stabilized performance under future lease-up (buyer to verify). Combined with its existing layout and infrastructure, the asset is well-positioned for an efficient lease-up or conversion under a variety of investment strategies.
The OR-1 zoning with an R-MU overlay further enhances flexibility, allowing for multiple use strategies without requiring rezoning, positioning the asset for investors seeking flexible execution and reduced entitlement risk.
The combination of vacancy, flexible zoning, and location creates a highly executable investment opportunity with multiple paths to value creation.
Property Overview
211 E 25th Street is a four-story, ±5,000-square-foot brick asset situated on a 0.11-acre parcel in Baltimore’s Midtown / Charles Village submarket. Originally constructed in 1920 and renovated in 2015, the property can easily be configured into eight separately metered units, each with individual electric HVAC systems.
The building is delivered fully vacant, offering a rare combination of scale, flexibility, and immediate usability. Zoned OR-1 with an R-MU overlay, the property supports a wide range of uses—including office, residential, or mixed-use—without requiring additional entitlement approvals.
This configuration creates a compelling value-add opportunity for investors seeking to reposition or redevelop the asset. Originally configured for multifamily use, the existing layout and separate utility infrastructure support potential conversion back to residential units, office suites, or a hybrid mixed-use concept.
The property includes eight rear parking spaces (1.63 spaces per 1,000 SF), a rare amenity for the submarket and benefits from prior capital improvements, including a roof replacement in 2015, and skylight and partial window replacement in 2023. Its highly accessible location offers walkable proximity to neighborhood retail, dining, and entertainment, as well as convenient access to major transit routes and Interstate 83.
Located within Baltimore’s Midtown / Charles Village corridor near Johns Hopkins University, the asset sits in a highly accessible and demand-driven submarket. Midtown reports approximately 7% office vacancy versus 12% market-wide (Q2 2026), indicating a comparatively tighter leasing environment that may support lease-up and repositioning strategies.
The property supports residential, office, and mixed-use strategies, with market data supporting achievable rents across multiple execution scenarios.
Key Property Details
- Size – ±5,000 SF | 4 Stories | ±1,250 SF Floor Plates
- Lot – 0.11 Acres
- Parcel (SDAT) – Block 3828, Lot 022 (Ward 12, Section 14)
- Configuration – 8 Units (Separately Metered)
- Parking – 8 Rear Spaces (1.63/1,000 SF – above-average for the submarket)
- Condition – Vacant – increasingly rare in this submarket, providing immediate control for execution
Zoning & Flexibility
The property is zoned OR-1 with an R-MU overlay, providing a highly flexible framework that supports a range of uses including office, residential, and mixed-use without the need for rezoning.
- Zoning – OR-1 with R-MU Overlay (buyer to verify)
Investment Strategy
211 E 25th Street offers a compelling value-add opportunity supported by multiple executable strategies, including multifamily conversion, office leasing, or mixed-use repositioning. The property’s existing configuration—featuring eight separately metered units with individual HVAC systems—significantly reduces conversion complexity and capital requirements, allowing investors to efficiently implement their business plan.
The combination of full vacancy, flexible OR-1 zoning with an R-MU overlay, and a highly accessible Midtown / Charles Village location provides investors with immediate control and multiple paths to stabilization. Prior tenancy by a behavioral health clinic, which generated approximately $67,265 in annual income, further supports the asset’s potential for future cash flow.
Offered via Ten-X auction with a suggested opening bid of $100,000, the opportunity presents the potential to acquire the asset at a compelling basis relative to replacement cost, enhancing overall return potential.
This basis-driven opportunity, combined with multiple execution paths, positions the asset for strong risk-adjusted returns.
Key Investment Highlights
- Fully Vacant – Immediate control and execution upon acquisition
- Flexible Zoning – OR-1 with R-MU overlay supports multiple strategies
- Efficient Layout – Existing 8-unit configuration supports efficient lease-up and conversion strategies, complemented by rare on-site
parking
- Multiple Exit Strategies – Supports multifamily, office, or hybrid repositioning
- Proven Income History – Prior government tenancy (~$67K annually)
- Strong Location – Positioned in the Midtown / Charles Village corridor near Johns Hopkins University, supporting demand from
students, professionals, and local businesses
- Attractive Basis Opportunity – Offered via auction with potential below-market entry pricing
Why This Opportunity Works
- Fully vacant – immediate execution
- Flexible zoning – multiple strategies
- Efficient layout – reduced conversion cost
- Strong Midtown / Charles Village location
- Basis-driven opportunity via auction
Market Overview – Midtown / Charles Village
The property is located within Baltimore’s Midtown and Charles Village neighborhoods—two of the city’s most dynamic and evolving urban submarkets. Positioned between Downtown Baltimore and Johns Hopkins University, the area benefits from a diverse mix of students, professionals, and long-term residents.
Midtown has experienced ongoing revitalization, with continued investment in mixed-use developments, infrastructure, and adaptive reuse projects. The submarket offers a more affordable alternative to the CBD while maintaining strong accessibility and connectivity, supporting both office and residential demand.
Charles Village, immediately adjacent to the subject property, is a highly walkable neighborhood anchored by Johns Hopkins University. Known for its historic architecture and stable residential base, the area continues to attract renters and small businesses seeking proximity to employment centers, transit, and neighborhood amenities.
Together, these submarkets provide a compelling live-work-play environment, supporting long-term demand for both residential and office uses.
Multifamily Rental Comparables
Rent Positioning
- As-Is – $1,150 – $1,250
- Stabilized – $1,250 – $1,400
- Upside – $1,400 – $1,500+
Projected Income
Estimated Gross Income – $120,000 – $135,000 annually
Office Leasing Comparables
The property is well-positioned to capture demand from small-suite office users in the Midtown submarket. Comparable office properties in the Midtown submarket reflect competitive rental rates relative to the CBD, supporting lease-up potential.
Typical Office Rent Range
- $18 – $24 PSF (Full Service Equivalent)
Office Rent Positioning
- As-Is – $18 – $20 PSF
- Stabilized – $20 – $22 PSF
- Upside – $22 – $24+ PSF
Projected Office Income (Illustrative)
Based on approximately ±5,000 SF at $20 – $22 PSF:
Estimated Gross Income – ~$100,000 – $110,000 annually (for illustrative purposes only)
Office Positioning
- Small professional and service-oriented tenants
- Nonprofit, professional association, and institutional users
- Medical or educational support uses
- Tenants priced out of higher-cost CBD locations
The existing unit configuration aligns with small-suite leasing demand, reducing the need for significant reconfiguration.
Transportation & Accessibility
The property benefits from strong regional connectivity and walkability, enhancing its appeal for both residential and office users.
- Penn Station (MARC/Amtrak) – ~17-minute walk (0.9 miles)
- North Avenue Transit – ~19-minute walk (1.0 mile)
- Multiple Bus & Light Rail Lines – within 5-minute drive
- Interstate 83 – immediate access
- BWI Airport – ~24-minute drive (12.4 miles)
Walkability
Walk Score – 100 (Highly Walkable)
Target Buyer Profile
- Multifamily investors seeking conversion opportunities
- Office investors targeting small-suite leasing strategies
- Mixed-use developers leveraging flexible zoning
- Value-add investors focused on repositioning vacant assets
Auction Details
Auction Dates – June 22–24, 2026
Suggested Opening Bid – $100,000
The Ten-X platform provides a transparent and competitive acquisition process, allowing buyers to determine pricing through an open, market-driven environment.
Buyers may complete due diligence prior to auction and compete on pricing through an open bidding process.
Additional information, documents, and registration are available via the Ten-X listing:
https://www.loopnet.com/Listing/211-E-25th-St-Baltimore-MD/40216884/
Tours/Previews
Please contact David Lowry, 443-865-3941 or david@realmarkets.com to schedule a preview of the property.
Contacts
David Lowry, Director James Connelly, Principal
RealMarkets Summit Commercial Real Estate
(443) 865-3941 (202) 491-5300
david@realmarkets.com jconnelly@summitcre.com
Disclaimer
All information has been obtained from sources believed to be reliable but has not been independently verified. Buyer is advised to conduct their own due diligence and verify all information.
