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Property profile & analytics
OFF-MARKET
Estimated value
$55,855,000
Apartment buildings
12912 Falling Water Cir Germantown, MD 20874-7126
Entity Owned
26-yr Hold
Absentee Owner
Property ID
US40-1656367
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2001
Total area
189,948 SF
Lot
8.49 ac (369,864 SF)
Zoning code
TS
APN
02-02998291
UPID
US40-1656367
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
-
Acclaim at Germantown Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$55.86M
Owner & transaction history
Locbury Drive LP · 26 yrs held
Locbury Drive LP
since 2000
5 recorded transactions
Zoning & alternative use
TS · Germantown, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$294 / 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
$208,963
Tax year 2022
Assessed value
$18,762,333
Assessed 2023
Previous assessed
$18,762,333
+0.0% YoY
Effective rate
1.11%
On assessed value
Land market value
$6,213,700
Improvement market value
$13,936,300
Total market value
$20,150,000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
2001
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
3
Units
143
Total area
189,948 SF
Lot
8.49 ac (369,864 SF)
Zoning code
TS
APN
02-02998291
UPID
US40-1656367
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
TS · Germantown, MD
Zoning TS · permitted uses
TS · 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.
Building & site characteristics
From public records
Year built
2001
Heating
HOT WATER
Cooling
Yes
Stories
3
Units
143
Lot
8.49 ac
Current owner
From public records · entity-resolved
Locbury Drive LP
Entity
Mailing address
1920 MAIN ST STE #150, IRVINE, CA 92614-7289
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2000
—
Locbury Drive LP
—
Grant Deed
related
$11,000,000 · Community Development Administ
Feb 17, 2000
$2,220,000
Locbury Drive LP
Waters Landing Partners Two
Grant Deed
$3,400,000 · Sunamerica Housing Fund 727
—
—
Locbury Drive Property Owner
—
Loan Modification
related
$10,100,000 · Us Bank Series 2012-k19 (ce)
—
—
Locbury Drive LP
—
Deed Of Trust
related
$2,877,295 · Bcp/locbury Drive LLC
—
—
Locbury Drive LP
—
Deed Of Trust
related
$110,000 · Reilly Mortgage Capital Corp
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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