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Property profile & analytics
OFF-MARKET
Estimated value
$3,645,000
Grocery and convenience stores
155 Rosewick Cor Pl La Plata, MD 20646-4382
Entity Owned
3-yr Hold
Free & Clear
Property ID
US40-0987153
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2023
Total area
20,244 SF
Lot
2.54 ac (110,512 SF)
Zoning code
CH
APN
06-360405
UPID
US40-0987153
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.98M
CAP Approach
CAP
$3.53M
Comparable Approach
Comparable
$3.97M
Blend (final)
Blend
$3.65M
Owner & transaction history
Mspre LLC · 3 yrs held
Mspre LLC
since 2023
Last sale
$3.2M
1 recorded transaction
Zoning & alternative use
CH · La Plata, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The CH Commercial Highway Zone is established to provide a variety of retail and related commercial services for use by the traveling public and by residents of the town and adjacent communities on locations adjacent to U.S. Route 301, a state highway and classified as a major arterial. It is intended to maintain the appearance of U.S. Route 301 and its acce…
Zone name
Commercial Highway
General category
COMMERCIAL
Zone area
352.33 ac
Source
Realmo
Top alternative use upside
Office building
$5.8M
+31.5%
Restaurant
$5.7M
+29.0%
Commercial (general)
$5.5M
+24.0%
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 La Plata submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Plata 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
$4,090,000
ML approach
$3,980,000
CAP Approach
CAP Return
Estimation
6%
$3,825,000
6.5%
$3,530,000
7%
$3,280,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,405,000
Current use
OFFICE BUILDING
$5,795,000
Change: +32% · Conversion: Easy
RESTAURANT
$5,685,000
Change: +29% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,465,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$4,810,000
Change: +9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,060,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$3.65M
Range $3.28M – $4.01M · ±10% · vs last sale $3.15M (Mar 27 2023)
Last sale anchor
$3.15M
Mar 27 2023
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
$180 / 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
$43,884
Tax year 2023
Assessed value
$3,044,500
Assessed 2024
Previous assessed
$2,916,700
+4.4% YoY
Effective rate
1.44%
On assessed value
Assessed land
$659,800
Assessed improvement
$2,384,700
Land market value
$659,800
Improvement market value
$2,384,700
Total market value
$3,044,500
Applied tax rate
29.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2023
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
20,244 SF
Lot
2.54 ac (110,512 SF)
Zoning code
CH
APN
06-360405
UPID
US40-0987153
Jurisdiction
CHARLES
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CH · La Plata, MDZoning CH · permitted uses
CH · La Plata, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The CH Commercial Highway Zone is established to provide a variety of retail and related commercial services for use by the traveling public and by residents of the town and adjacent communities on locations adjacent to U.S. Route 301, a state highway and classified as a major arterial. It is intended to maintain the appearance of U.S. Route 301 and its access points and establish high standards of development.
Zone name
Commercial Highway
General category
COMMERCIAL
Zone area
352.33 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.4M
OFFICE BUILDING
Est. value
$5.8M
RESTAURANT
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$5.5M
WAREHOUSE, STORAGE
Est. value
$4.8M
INDUSTRIAL (GENERAL)
Est. value
$4.1M
RETAIL STORES Current
OFFICE BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2023
Cooling
Yes
Stories
1
Units
1
Lot
2.54 ac
Current owner
From public records · entity-resolved
Mspre LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2396 GLACIER LN, SANTA MARIA, CA 93455-5723
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2023
$3,152,174
Mspre LLC
Rosewick Corner Venture LLC
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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