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Property profile & analytics
OFF-MARKET
Estimated value
$25,950,000
Office buildings
1110 Spg St, Silver Spring, MD 20910-4019
Entity Owned
22-yr Hold
Absentee Owner
Free & Clear
Property ID
US40-1564291
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2011
Total area
90,000 SF
Lot
0.54 ac (23,305 SF)
Zoning code
CR3.0
APN
13-03676398
UPID
US40-1564291
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$18.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$25.95M
Owner & transaction history
United Therapeutics Corp · 22 yrs held
United Therapeutics Corp
since 2004
1 recorded transaction
Zoning & alternative use
CR3.0 · Silver Spring, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$42.9M
+3.3%
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%
$19,555,000
6.5%
$18,050,000
7%
$16,760,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$41,515,000
Current use
INDUSTRIAL (GENERAL)
$42,885,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$39,815,000
Change: -4% · Conversion: Moderate
COMMERCIAL (GENERAL)
$34,895,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$25.95M
Range $23.36M – $28.55M · ±10%
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
$288 / 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
$235,029
Tax year 2022
Assessed value
$19,000,000
Assessed 2023
Previous assessed
$20,223,100
-6.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,058,700
Assessed improvement
$15,941,300
Land market value
$3,058,700
Improvement market value
$15,941,300
Total market value
$19,000,000
Applied tax rate
48.0000
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
Off-Market
Year built
2011
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
7
Units
1
Total area
90,000 SF
Lot
0.54 ac (23,305 SF)
Zoning code
CR3.0
APN
13-03676398
UPID
US40-1564291
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CR3.0 · Silver Spring, MD
Zoning CR3.0 · permitted uses
CR3.0 · 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
$41.5M
INDUSTRIAL (GENERAL)
Est. value
$42.9M
RETAIL STORES
Est. value
$39.8M
COMMERCIAL (GENERAL)
Est. value
$34.9M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
RETAIL STORES
COMMERCIAL (GENERAL)
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
2011
Heating
HOT WATER
Cooling
Yes
Stories
7
Units
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
United Therapeutics Corp
Entity
Free & Clear · 22 yrs held
Mailing address
1040 SPG ST, SILVER SPRING, MD 20910-4004
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 25, 2004
$2,880,000
United Therapeutics Corp
Montgomery County
Grant Deed
—
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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