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Property profile & analytics
OFF-MARKET
Estimated value
$1,345,000
Automotive properties
12055 Vivian Adams Dr, Waldorf, MD 20601-3666
Individually Owned
28-yr Hold
~
Est. High Equity
Property ID
US40-0734955
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,838 SF
Lot
0.95 ac (41,227 SF)
Zoning code
CB
APN
06-146384
UPID
US40-0734955
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
-
Midas Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.35M
Owner & transaction history
Matthew L Blazevich
Matthew L Blazevich
2 recorded transactions
Zoning & alternative use
CB · Waldorf, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+53.2%
Warehouse, storage
$1.4M
+45.8%
Restaurant
$1.2M
+29.3%
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 Waldorf submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waldorf 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
AUTO REPAIR, GARAGE
$935,000
Current use
OFFICE BUILDING
$1,435,000
Change: +53% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,365,000
Change: +46% · Conversion: Easy
RESTAURANT
$1,210,000
Change: +29% · Conversion: Difficult
RETAIL STORES
$965,000
Change: +3% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$915,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$1.35M
Range $1.21M – $1.48M · ±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
$230 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$19,085
Tax year 2023
Assessed value
$1,418,200
Assessed 2023
Previous assessed
$1,418,200
+0.0% YoY
Effective rate
1.35%
On assessed value
Land market value
$336,200
Improvement market value
$1,296,900
Total market value
$1,633,100
Applied tax rate
6.0000
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
5,838 SF
Lot
0.95 ac (41,227 SF)
Zoning code
CB
APN
06-146384
UPID
US40-0734955
Jurisdiction
CHARLES
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CB · Waldorf, MD
Zoning CB · permitted uses
CB · Waldorf, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waldorf. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$935,000
OFFICE BUILDING
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.4M
RESTAURANT
Est. value
$1.2M
RETAIL STORES
Est. value
$965,000
INDUSTRIAL (GENERAL)
Est. value
$915,000
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
WAREHOUSE, STORAGE
RESTAURANT
RETAIL STORES
INDUSTRIAL (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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
1
Units
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
Matthew L Blazevich
Individual
Mailing address
PO BOX 458, OWINGS, MD 20736-0458
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Matthew L Blazevich
—
Deed Of Trust
related
$535,276 · Suntrust Bank NA
—
—
Matthew L Blazevich
—
Deed Of Trust
related
$742,000 · Community Bank Of Tri-county
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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