"Downtown Baltimore"

BOB VAN GALOUBANDI, ESQ.
1777 REISTERSTOWN ROAD, SUITE 375
BALTIMORE, MARYLAND 21208

SUBSTITUTE TRUSTEE’S SALE OF
VALUABLE MULTI STORY PARKING GARAGE
CONTAINING 250 PARKING SPOTS

310 GUILFORD AVENUE
BALTIMORE, MARYLAND 21202

      Under and by virtue of the power of sale contained in that certain Purchase Money Deed of Trust, Security Agreement and Assignment of Contracts, Leases and Rents, dated November 13, 2017, executed and delivered by ERJLA, LLC and Guildford Ave Holdings, LLC to the trustees for the benefit of the holder of the indebtedness (the “Noteholder”), recorded among the Land Records of Baltimore City, Maryland, in Liber 19761, folio 57 (the “Deed of Trust”); the Noteholder having subsequently appointed Bob Van Galoubandi, Substitute Trustee (the “Trustee”), under the Deed of Trust pursuant to a Deed of Appointment of Substitute Trustee, dated June 18, 2025, duly executed, acknowledged, and recorded among the Land Records of Baltimore City, Maryland, in Liber 28153, folio 171, default having occurred under the terms of said Deed of Trust and at the request of the Noteholder, the Trustee will offer for sale to the highest qualified bidder at a public auction, at the Circuit Court for Baltimore City, at the Clarence M. Mitchell Court House, 100 North Calvert Street, Court House Door, Calvert Street entrance, Baltimore, Maryland 21202 , on:

September 10, 2025 at 10:30 AM

      THAT CERTAIN real property and any improvements thereon described in the Deed of Trust and being situate in Baltimore City, Maryland (the “Property”), as follows:

BEING KNOWN AND DESIGNATED as Lot 2 as set forth and shown on a plat entitled, ″Plat of Resubdivision-Guilford Avenue-Lots 1 & 2″, dated February, 2014 and recorded among the Land Records of Baltimore City as Plat Record FMC No. 4184. Containing 16,669 square feet of 0.3827 of an acre of land, more or less.

      Tax Acct No. 04-12-0607-002

Additional Information:

• Property will be sold free and clear of all leases; currently leased for $10,000 per month.
• The improvements are believed to comprise a three story, 66,732 SF parking garage with 250 marked spaces, including rooftop parking.
• Published annual real estate taxes are $29,915, based on a full value assessment of $1,218,400.
• Block Plat

      TERMS OF SALE: A deposit in the amount of ($50,000.00), payable in cash, certified check or other form acceptable to the Trustee, will be required of the purchaser at the time and place of the sale for the Property. The balance of the purchase price shall be due in cash or by certified check with interest on the unpaid balance of the purchase price at the rate of (10.00%) per annum from the date of sale to and including the date of settlement. In the event the Noteholder, its servicer or an affiliate, or assignee of any one of them, is the purchaser, such party will not be required to make a deposit or to pay interest on the unpaid purchase money. Taxes, water rent and all other municipal charges and liens owed against the Property (if any) shall be the responsibility of the purchaser and shall be paid by the purchaser at settlement. In addition, all other charges, expenses and liens owed against the Property including, but not limited to, all condominium fees, HOA fees, and expenses and public charges and assessments owed against the Property and payable on a periodic basis, such as sanitary and/or metropolitan district charges (if any) shall also be the responsibility of the purchaser and shall be paid by the purchaser at settlement. The Trustee reserves the right to reject any and all bids, and to extend the time for settlement, if applicable.

      The Property will be sold in “AS IS” condition and without any warranties or representations, either express or implied, as to the nature, condition or description of the improvements. In addition, the Property will also be sold subject to all existing housing, building and zoning code violations, subject to all critical area and wetland violations, subject to all environmental problems and violations which may exist on or with respect to the Property, and subject to all matters and restrictions of record affecting the same (if any). The purchaser at the foreclosure sale shall assume the risk of loss for the above-referenced Property immediately after the sale takes place. It shall be the purchaser’s responsibility to obtain possession of the Property following ratification of the sale by the Circuit Court for Baltimore City.

      The Property will be sold subject to all easements, conditions, ground leases, senior liens, taxes, restrictions, rights of redemption, covenants, encumbrances, agreements, and unexpired leases of record, and such state of facts that an accurate survey or physical inspection of the Property might disclose (if any) that are not otherwise extinguished by operation of law.

      The purchaser shall pay all state and local transfer taxes, recordation taxes and fees, title examination costs, attorneys’ fees, conveyance fees and all other incidental settlement costs. The purchaser shall settle and comply with the sale terms within twenty (20) days following the final ratification of sale by the Circuit Court for Baltimore City, unless said period is extended by the Trustee for good cause shown. Time is of the essence. Settlement shall be held at the office of the Trustee.

      In the event the purchaser fails to go to settlement as required, subject to order of court, purchaser agrees that property will be resold and entire deposit retained by the Trustee as liquidated damages for all losses occasioned by the purchaser’s default and purchaser shall have no further liability. The defaulted purchaser shall not be entitled to any surplus proceeds resulting from said resale even if such surplus results from improvements to the property by said defaulted purchaser.

      If the Trustee is unable to convey the Property as described above, the purchaser’s sole remedy at law or in equity shall be limited to the refund of the aforementioned deposit, without interest thereon. Upon refund of the deposit to the purchaser, the sale shall be void and of no effect, and the purchaser shall have no further claim against the Trustee or the Noteholder.

      The information contained herein is offered for informational purposes only. The Auctioneer, the Noteholder and the Trustee do not make any representations or warranties with respect to the accuracy of this information.

Bob Van Galoubandi,
Substitute Trustee