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Property profile & analytics
OFF-MARKET
Estimated value
$21,485,000
Grocery and convenience stores
10825 Birmingham Way Woodstock, MD 21163-1427
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US40-0897841
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
52,280 SF
Lot
10.02 ac (436,471 SF)
Zoning code
B1PEC
APN
03-330435
UPID
US40-0897841
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
-
Weis Markets Grocery & Convenience Store Food Market
-
Weis Pharmacy Pharmacy
-
Primo Water Exchange Big Box & Wholesale Store
-
ATM Atm
-
Coinstar Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$23.29M
Blend (final)
Blend
$21.49M
Owner & transaction history
Vip Waverly Woods LLC · 3 yrs held
Vip Waverly Woods LLC
since 2022
Last sale
$22.5M
4 recorded transactions
Zoning & alternative use
B1PEC · Woodstock, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$23.7M
+51.7%
Auto repair, garage
$19.3M
+23.5%
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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
$17,650,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$15,610,000
Current use
COMMERCIAL (GENERAL)
$23,675,000
Change: +52% · Conversion: Easy
AUTO REPAIR, GARAGE
$19,270,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$21.49M
Range $19.34M – $23.63M · ±10% · vs last sale $22.50M (Dec 19 2022)
Last sale anchor
$22.50M
Dec 19 2022
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
$411 / 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
$176,306
Tax year 2022
Assessed value
$15,998,200
Assessed 2023
Previous assessed
$15,657,700
+2.2% YoY
Effective rate
1.10%
On assessed value
Land market value
$3,273,500
Improvement market value
$13,065,200
Total market value
$16,338,700
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Units
3
Total area
52,280 SF
Lot
10.02 ac (436,471 SF)
Zoning code
B1PEC
APN
03-330435
UPID
US40-0897841
Jurisdiction
HOWARD
Zoning & alternative use
B1PEC · Woodstock, MD
Zoning B1PEC · permitted uses
B1PEC · Woodstock, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodstock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$15.6M
COMMERCIAL (GENERAL)
Est. value
$23.7M
AUTO REPAIR, GARAGE
Est. value
$19.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Units
3
Lot
10.02 ac
Current owner
From public records · entity-resolved
Vip Waverly Woods LLC
Entity
Mailing address
5701 MARENGO RD, BETHESDA, MD 20816-2047
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2022
$22,500,000
Vip Waverly Woods LLC
Waverly Woods Business Trust
Special Warranty Deed
$13,500,000 · M & T Bank
Aug 31, 2018
—
Waverly Woods Business Trust
—
Grant Deed
related
$15,250,000 · First Nat'l Bk/pa
Jul 28, 2004
$1
Waverly Woods Business Trust
Waverly Woods Center INC
Grant Deed
related
—
Mar 28, 2000
$3,405,500
Waverly Woods Center INC
Waverly Woods Development Corp
Grant 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.
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