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Property profile & analytics
OFF-MARKET
Estimated value
$1,155,000
Day care centers
12720 Royal Carriage Dr Germantown, MD 20876-6949
Entity Owned
24-yr Hold
Free & Clear
Property ID
US40-0152909
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2003
Total area
8,280 SF
Lot
1.57 ac (68,343 SF)
Zoning code
R200
APN
02-03214998
UPID
US40-0152909
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
-
MSL International Children Center Daycare Center Foster Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.16M
Owner & transaction history
Milestone Daycare LLC · 24 yrs held
Milestone Daycare LLC
since 2001
2 recorded transactions
Zoning & alternative use
R200 · Germantown, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.7M
+40.3%
Restaurant
$1.6M
+28.8%
Industrial (general)
$1.5M
+20.0%
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 Germantown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Germantown 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,225,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,720,000
Change: +40% · Conversion: Difficult
RESTAURANT
$1,580,000
Change: +29% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,470,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$1,430,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,160,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$1,095,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.16M
Range $1.04M – $1.27M · ±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
$139 / 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
$22,264
Tax year 2022
Assessed value
$1,940,200
Assessed 2023
Previous assessed
$1,872,000
+3.6% YoY
Effective rate
1.15%
On assessed value
Land market value
$615,000
Improvement market value
$1,461,600
Total market value
$2,076,600
Applied tax rate
42.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2003
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
8,280 SF
Lot
1.57 ac (68,343 SF)
Zoning code
R200
APN
02-03214998
UPID
US40-0152909
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
R200 · Germantown, MD
Zoning R200 · permitted uses
R200 · Germantown, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Germantown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
RESTAURANT
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
INDUSTRIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2003
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
1
Lot
1.57 ac
Current owner
From public records · entity-resolved
Milestone Daycare LLC
Entity
Free & Clear · 24 yrs held
Mailing address
751 FREDERICK ST, HANOVER, PA 17331-9215
Ownership since
2001
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
Dec 3, 2001
—
Milestone Daycare LLC
Holland Properties INC
Grant Deed
related
—
Oct 5, 2001
$300,000
Holland Properties INC
Germantown-seneca Jv
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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