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12850 Middlebrook Rd, Germantown, MD 20874
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Property summary
AI-generated overview
This 1,100 square foot Class A office condo, located in Suite 305A of the Trevion Corporate Park at 12850 Middlebrook Road, Germantown, MD 20874, is available for $302,500. The property is part of a two-building, four-story complex, built in 1989 and renovated in 2019. The renovation included a new lobby, elevators, and restrooms, featuring elegant finishes and a bright, open atrium. This vacant unit is ideal for owner-users seeking a versatile space suitable for executive, medical, or traditional office uses. The Trevion Corporate Park enjoys a prime location in Germantown's Town Center, offering easy access to Holy Cross Hospital, the Department of Energy, Montgomery College, and numerous retail amenities. Ample free parking is available, exceeding the average parking ratio. The property's proximity to shopping centers, restaurants, banks, recreational facilities, residential areas, and the Germantown MARC Train Station adds to its appeal. This is a multi-tenancy building. The asking price is $275 per square foot.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
BRICK
Total area
76,267 SF
Lot
3.44 ac (149,853 SF)
Zoning code
CO
APN
09-03315661
UPID
US40-1742233
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
-
(Bike/Boat/Book/etc) Store Corporate Office
-
Dental Office
-
Pediatrician Medical Clinic
-
Law Firm
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.30M
Comparable Approach
Comparable
$13.75M
Blend (final)
Blend
$12.63M
Owner & transaction history
since 2024
7 recorded transactions
Zoning & alternative use
CO · Germantown, MD
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 8 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$12.63M
Value range
$11.36M – $13.89M
±10% around blend
Estimated value / SF
$166 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
80
Income certainty
100
$11.36M
blend $12.63M
$13.89M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
76,267 SF
Lot area
3.44 ac
Year built
1985
Stories
4
APN
09-03315661
Zoning
CO
Assessed value
$7,660,700
3
Income approach: direct capitalization
Partial preview
Income approach indication
$15.30M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$16.57M
@ 6.5% CAP return
$15.30M
@ 7% CAP return
$14.21M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$16.75M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.3 mi away · 93,000 SF
16.5 mi away · 80,392 SF
17.8 mi away · 88,798 SF
18.7 mi away · 80,256 SF
22.1 mi away · 68,405 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.63M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 255 sales
$317
-48%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $166/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
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: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
5.72%
Selected cap rate for this office buildings
Derived from the Germantown market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.72%
9.0%
NOI (est.)
$56k *
* 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$972k
Move the market yield to see immediate price impact.
Value / SF
$13
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
5.22%5.72%6.22%
$50k
$959k
$875k
$804k
$56k
$1.07M
$972k
$894k
$61k
$1.17M
$1.07M
$983k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$17.10M
1.0 mi · Jan 2026 · $207/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Assessed value
$7,660,700
Assessed 2023
Previous assessed
$7,660,700
+0.0% YoY
Assessed land
$3,618,900
Assessed improvement
$4,041,800
Land market value
$3,618,900
Improvement market value
$4,041,800
Total market value
$7,660,700
Applied tax rate
42.0000
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
For Sale
Year built
1985
Construction
BRICK
Heating
YES
Stories
4
Units
1
Total area
76,267 SF
Lot
3.44 ac (149,853 SF)
Zoning code
CO
APN
09-03315661
UPID
US40-1742233
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CO · Germantown, MDZoning CO · permitted uses
CO · Germantown, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1985
Construction
BRICK
Heating
YES
Stories
4
Units
1
Lot
3.44 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CO
Jurisdiction
Germantown, MD
Recorded code
CO
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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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