Individually Owned Property summary
AI-generated overview
The property in Silver Spring is a multi-building campus environment consisting of three buildings with landscaped open areas. It is situated near Holy Cross Hospital and Adventist HealthCare White Oak Pavilion. The site includes amenities such as a fitness center, on-site management, and a café, and offers both structured and surface parking, with a parking provision of approximately 3.7 spaces per 1,000 square feet. The buildings are configured for office use and include fitness, gym, and sports and entertainment spaces, with a total property size of 16,767 square feet.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
BRICK
Total area
69,265 SF
Lot
2.56 ac (111,514 SF)
Zoning code
CRT22
APN
05-01863950
UPID
US40-1089979
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
-
Hair Salon
-
Travel Agency Tour Operator
-
Law Firm
-
Law Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$25.66M
Owner & transaction history
since 2020
Last sale
$33.0M
4 recorded transactions
Zoning & alternative use
CRT22 · Silver Spring, MD
Top alternative use upside
Industrial (general)
$33.0M
+44.2%
Retail stores
$30.6M
+33.9%
Commercial (general)
$26.9M
+17.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$25.66M
Value range
$23.09M – $28.22M
±10% around blend
Estimated value / SF
$370 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
60
$23.09M
blend $25.66M
$28.22M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
69,265 SF
Lot area
2.56 ac
Year built
1986
Stories
4
APN
05-01863950
Zoning
CRT22
Assessed value
$6,859,933
Annual tax
$80,842
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$16.49M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.2 mi away · 64,580 SF
13.4 mi away · 88,798 SF
14.4 mi away · 80,256 SF
17.8 mi away · 82,728 SF
18.7 mi away · 80,392 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$25.66M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 63 sales
$330
+12%
County 255 sales
$317
+17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $370/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+44%
vs current-use indication
Retail Stores
Commercial (general)
Office Building · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
2.00%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$2.31M *
Last sale · Apr 2020
$33.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$115.50M
Move the market yield to see immediate price impact.
Value / SF
$1,668
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.50%2.00%2.50%
$2.08M
$138.60M
$103.95M
$83.16M
$2.31M
$154.00M
$115.50M
$92.40M
$2.54M
$169.40M
$127.05M
$101.64M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$14.76M
9.1 mi · Dec 2025 · $216/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$80,842
Tax year 2022
Assessed value
$6,859,933
Assessed 2023
Previous assessed
$6,604,400
+3.9% YoY
Effective rate
1.18%
On assessed value
Land market value
$2,341,700
Improvement market value
$5,029,300
Total market value
$7,371,000
Applied tax rate
38.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
BRICK
Heating
YES
Cooling
YES
Stories
4
Units
1
Total area
69,265 SF
Lot
2.56 ac (111,514 SF)
Zoning code
CRT22
APN
05-01863950
UPID
US40-1089979
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CRT22 · Silver Spring, MDZoning CRT22 · permitted uses
CRT22 · Silver Spring, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
4
Units
1
Lot
2.56 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CRT22
Jurisdiction
Silver Spring, MD
Recorded code
CRT22
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Owner identityResolved entity and name variants
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Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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