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    Belward Campus Life Science Hub Title is generated by Realmo AI

    9951 Key West Avenue, Rockville, MD 20850

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    1.5 million sq ft campus for biotech trailblazers.

    Type:LifeSciences
    Property size:
    1,500,000 SF
    Added:
    Nov 22, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 5 at 8:17 pm

    Property Features for 9951 Key West Avenue

    General Information

    Standard status
    Active
    Size
    1,500,000 SF
    Property subtype
    LifeSciences

    We can help!

    Listing Contact
    Frank Graybeal
    Frank Graybeal

    Listing agent Frank Graybeal

    Listing office CBRE | Bethesda

    Listing date Nov 22, 2025

    Source Cbre

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of CBRE | Bethesda

    HighLights

    • 1.5 million square feet of Class A lab and office space designed for biotech and life sciences.
    • Located within the BioHealth Capital Region (Maryland, Virginia, and Washington, D.C.).
    • Part of the Belward Campus of The Johns Hopkins University.
    • Located in Shady Grove, Maryland.
    • Access to a diverse, educated workforce.
    • 60‑acre campus with parks, trails, and preserved nature.

    Overview

    The Belward Campus of The Johns Hopkins University offers a 1.5 million-square-foot environment intended for biotech innovation. The campus includes seven buildings for lab and office use, situated across 60 acres of parks, trails, and preserved nature. Building A1 offers 320,000 square feet, A2 provides 244,000 square feet, A3 has 200,000 square feet, A4 features 360,000 square feet, A5 includes 200,000 square feet, A6 offers 100,000 square feet, and A7 provides 130,000 square feet. A retail pavilion is also planned, offering 17,000 square feet. Located in Shady Grove, Maryland, the campus is positioned within the BioHealth Capital Region (Maryland, Virginia, and Washington, D.C.). This location is intended to allow biotech firms to establish their presence and expand. The Washington, D.C.–Baltimore area is ranked as a top market for life sciences, holding the #2 position, and is also recognized for its life science talent and graduates, ranking #3 in both categories.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rockville
    County
    Montgomery
    State
    Maryland
    Longitude
    -77.2139
    Latitude
    39.1013

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    FAQs

    What type of property is this?
    Office building - 1.5 million sq ft campus for biotech trailblazers.
    Where is this office building located?
    The property is located at 9951 Key West Avenue Rockville, MD.
    What are key features of this property?
    This property features: 1.5 million square feet of Class A lab and office space designed for biotech and life sciences.; Located within the BioHealth Capital Region (Maryland, Virginia, and Washington, D.C.).; Part of the Belward Campus of The Johns Hopkins University.
    (301) 215-4114
    We can help!
    Listing Contact
    Frank Graybeal
    Frank Graybeal
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    9951 Key West Avenue, Rockville, MD, 20850
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