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Property profile & analytics
FOR SALE
Office buildings
1021 University Blvd E, Silver Spring, MD 20903
Entity Owned
~
Est. High Equity
Property ID
US40-0549359
For Sale
1 / 22
$2,900,000
1021 University Blvd E, Silver Spring, MD 20903
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1954
Construction
BRICK
Total area
3,360 SF
Lot
0.17 ac (7,200 SF)
Zoning code
CRT2.
APN
13-03163240
UPID
US40-0549359
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
-
La Migueleña Restaurant
-
Abogados Sanabria & Associates Law Firm
-
American Preferred Insurance LLC Insurance Agency
-
MOLIMAR TRAVEL & TAX SERVICE INC Hotel & Motel Vacation Rental
-
Big Louie Bail Bonds Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.75M
Owner & transaction history
Mcac LLC
Mcac LLC
since 2025
Last sale
$2.0M
3 recorded transactions
Zoning & alternative use
CRT2. · Silver Spring, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.5M
+33.9%
Commercial (general)
$1.3M
+17.4%
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 Silver Spring submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Silver Spring 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
OFFICE BUILDING
$1,110,000
Current use
RETAIL STORES
$1,485,000
Change: +34% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,305,000
Change: +17% · Conversion: Easy
WAREHOUSE, STORAGE
$1,050,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.75M
Range $1.57M – $1.92M · ±10% · vs last sale $2.00M (Jun 10 2025)
Last sale anchor
$2.00M
Jun 10 2025
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
$519 / 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
$19,461
Tax year 2022
Assessed value
$1,143,133
Assessed 2023
Previous assessed
$1,142,267
+0.1% YoY
Effective rate
1.70%
On assessed value
Land market value
$130,300
Improvement market value
$1,013,700
Total market value
$1,144,000
Applied tax rate
23.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1954
Construction
BRICK
Heating
FORCED AIR
Stories
2
Units
1
Total area
3,360 SF
Lot
0.17 ac (7,200 SF)
Zoning code
CRT2.
APN
13-03163240
UPID
US40-0549359
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CRT2. · Silver Spring, MD
Zoning CRT2. · permitted uses
CRT2. · Silver Spring, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Silver Spring. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.1M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1954
Construction
BRICK
Heating
FORCED AIR
Stories
2
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Mcac LLC
Entity
Mailing address
7220 BRADLEY BLVD, BETHESDA, MD 20817-2128
Ownership since
2025
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
Sep 10, 2025
$2,000,000
Mcac LLC
1021 East University LLC
Deed
$2,400,000 · Dalbir Bhuller
Apr 4, 2011
$950,000
1021 East University LLC
Samuel N Koshy & A Trust
Grant Deed
$715,000 · Oba Fsb
Dec 23, 2008
—
Samuel N Koshy Trust
Samuel,nagavara K & Ammini
Quit Claim Deed
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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