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Property profile & analytics
OFF-MARKET
Estimated value
$19,100,000
Life science properties
1 Milestone Ctr Ct Germantown, MD 20876-7106
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US40-1627620
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
2002
Total area
130,000 SF
Lot
8.86 ac (385,942 SF)
Zoning code
CR2.0
APN
02-03435451
UPID
US40-1627620
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
-
DRS Signal Solutions (Bike/Boat/Book/etc) Store Corporate Office
-
OPTIMMUS (Bike/Boat/Book/etc) Store Corporate Office
-
Dials John Law Firm
-
Everest Air Duct Cleaning & Dryer Vent Cleaning HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.10M
Owner & transaction history
Germantown Milestone 1 LLC · 2 yrs held
Germantown Milestone 1 LLC
since 2024
Last sale
$19.1M
6 recorded transactions
Zoning & alternative use
CR2.0 · Germantown, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$27.0M
+655.2%
Restaurant
$24.8M
+593.6%
Industrial (general)
$23.1M
+546.1%
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 Germantown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Germantown 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
APARTMENT HOUSE (5+ UNITS)
$27,000,000
Change: +655% · Conversion: Difficult
RESTAURANT
$24,795,000
Change: +594% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$23,095,000
Change: +546% · Conversion: Difficult
OFFICE BUILDING
$22,420,000
Change: +527% · Conversion: Difficult
AUTO REPAIR, GARAGE
$18,210,000
Change: +409% · Conversion: Difficult
RETAIL STORES
$17,205,000
Change: +381% · Conversion: Difficult
Blend value · Realmo final
$19.10M
Range $17.19M – $21.01M · ±10% · vs last sale $19.10M (Mar 28 2024)
Last sale anchor
$19.10M
Mar 28 2024
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
$147 / 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
$374,541
Tax year 2022
Assessed value
$30,972,300
Assessed 2023
Previous assessed
$30,500,000
+1.5% YoY
Effective rate
1.21%
On assessed value
Land market value
$3,189,600
Improvement market value
$28,727,300
Total market value
$31,916,900
Applied tax rate
42.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
2002
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
2
Units
1
Total area
130,000 SF
Lot
8.86 ac (385,942 SF)
Zoning code
CR2.0
APN
02-03435451
UPID
US40-1627620
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CR2.0 · Germantown, MDZoning CR2.0 · permitted uses
CR2.0 · Germantown, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$27.0M
RESTAURANT
Est. value
$24.8M
INDUSTRIAL (GENERAL)
Est. value
$23.1M
OFFICE BUILDING
Est. value
$22.4M
AUTO REPAIR, GARAGE
Est. value
$18.2M
RETAIL STORES
Est. value
$17.2M
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
INDUSTRIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2002
Heating
HOT WATER
Cooling
Yes
Stories
2
Units
1
Lot
8.86 ac
Current owner
From public records · entity-resolved
Germantown Milestone 1 LLC
Entity
Mailing address
4600 WEDGEWOOD BLVD NW STE A, FREDERICK, MD 21703-7167
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
$19,100,000
Germantown Milestone 1 LLC
Wmmh Building 1 LLC
Special Warranty Deed
—
Dec 4, 2020
—
Wmmh Building 1 LLC
—
Deed
related
—
Oct 3, 2018
—
Wmmh Building 1 LLC
—
Deed
related
—
Jan 2, 2014
$128,353,874
Wmmh Building 1 LLC
Milestone Industrial LLC
Grant Deed
—
—
—
Wmmh Building 1 LLC
—
Loan Modification
related
—
—
—
Wmmh Building 1 LLC
—
Loan Modification
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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