Entity Owned Property summary
AI-generated overview
The property is a three-story, 97,000-square-foot office building constructed in 2020, with built-out office space located on the third floor. The available area totals approximately 14,000+ rentable square feet and is served by a dedicated third-floor HVAC system rated at 60 tons, designed for VAV operation. The third floor includes a 400A, 480V electrical service with a transformer providing 208V/120V distribution. The building offers covered and surface parking and is positioned for convenient access to Washington, D.C., with immediate access to major thoroughfares including I-270 and I-370. Telecommunications services available in the building include Verizon FiOS, Zayo, and Crown Castle, with MPOE access available for other carriers; tenants are responsible for procuring their own bandwidth services.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2021
Total area
97,000 SF
Lot
5.84 ac (254,390 SF)
Zoning code
CR0.7
APN
02-03830791
UPID
US40-1764813
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$47.97M
Blend (final)
Blend
$38.81M
Owner & transaction history
Zoning & alternative use
CR0.7 · Germantown, MD
Top alternative use upside
Retail stores
$53.6M
+74.2%
Industrial (general)
$46.2M
+50.2%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$38.81M
Value range
$34.92M – $42.69M
±10% around blend
Estimated value / SF
$400 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$34.92M
blend $38.81M
$42.69M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
97,000 SF
Lot area
5.84 ac
Year built
2021
Stories
3
APN
02-03830791
Zoning
CR0.7
Assessed value
$39,741,467
Annual tax
$419,053
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$18.19M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.8 mi away · 114,606 SF
7.6 mi away · 93,000 SF
18.1 mi away · 80,392 SF
19.2 mi away · 95,816 SF
19.4 mi away · 101,940 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$38.81M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 255 sales
$317
+26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $400/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+74%
vs current-use indication
Industrial (general)
Office Building · current use
Warehouse, Storage
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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 · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$39.74M
Move the market yield to see immediate price impact.
Value / SF
$410
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
5.00%7.00%9.00%
$2.50M
$50.07M
$35.77M
$27.82M
$2.78M
$55.64M
$39.74M
$30.91M
$3.06M
$61.20M
$43.72M
$34.00M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$17.10M
0.7 mi · Jan 2026 · $207/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$419,053
Tax year 2022
Assessed value
$39,741,467
Assessed 2023
Previous assessed
$36,873,300
+7.8% YoY
Effective rate
1.05%
On assessed value
Land market value
$10,995,900
Improvement market value
$34,481,900
Total market value
$45,477,800
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
Off-Market
Year built
2021
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
3
Units
1
Total area
97,000 SF
Lot
5.84 ac (254,390 SF)
Zoning code
CR0.7
APN
02-03830791
UPID
US40-1764813
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CR0.7 · Germantown, MDZoning CR0.7 · permitted uses
CR0.7 · Germantown, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2021
Heating
HOT WATER
Cooling
Yes
Stories
3
Units
1
Lot
5.84 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CR0.7
Jurisdiction
Germantown, MD
Recorded code
CR0.7
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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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