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Property profile & analytics
OFF-MARKET
Estimated value
$2,745,000
Medical Office Space
1615 Tree Sap Ct Salisbury, MD 21804-9403
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US40-0053945
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2011
Total area
11,860 SF
Lot
1.06 ac (46,174 SF)
Zoning code
LB1
APN
05-065925
UPID
US40-0053945
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
-
Chesapeake Health Care Dental Dental Office
-
Delmarva Pharmacy Pharmacy
-
Krista Eisemann Pharmacy
-
Dr. Andrea Lochan Dental Office
-
Mehreen Bilal Kassoo Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.74M
Blend (final)
Blend
$2.75M
Owner & transaction history
Three Lower Counties Community · 10 yrs held
Three Lower Counties Community
since 2016
4 recorded transactions
Zoning & alternative use
LB1 · Salisbury, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+25.5%
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 Salisbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salisbury 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
MEDICAL BUILDING
$2,135,000
Current use
COMMERCIAL (GENERAL)
$2,680,000
Change: +25% · Conversion: Easy
RESTAURANT
$2,055,000
Change: -4% · Conversion: Difficult
OFFICE BUILDING
$1,840,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$2.75M
Range $2.47M – $3.02M · ±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
$231 / 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
Assessed value
$2,578,500
Assessed 2023
Previous assessed
$2,575,700
+0.1% YoY
Land market value
$251,700
Improvement market value
$2,332,400
Total market value
$2,584,100
Applied tax rate
1.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2011
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
11,860 SF
Lot
1.06 ac (46,174 SF)
Zoning code
LB1
APN
05-065925
UPID
US40-0053945
Jurisdiction
WICOMICO
Zoning & alternative use
LB1 · Salisbury, MD
Zoning LB1 · permitted uses
LB1 · Salisbury, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salisbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.7M
RESTAURANT
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.8M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
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
2011
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
Three Lower Counties Community
Individual
Mailing address
32033 BEAVER RUN DR, SALISBURY, MD 21804-1773
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2016
$2,400,000
Three Lower Counties Community
G2 Properties LLC
Grant Deed
$1,997,474 · Branch Bk&tr
Oct 4, 2005
$689,400
G2 Properties LLC
Addcon
Grant Deed
$549,400 · Mercantile Peninsula Bank
Sep 22, 2003
$70,000
K K Kinnamon
Farmers Bank Of Willards
Grant Deed
$215,000 · Bay National Bank
—
—
G2 Properties LLC
—
Deed Of Trust
related
$1,500,000 · Pnc Bank
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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