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Property profile & analytics
OFF-MARKET
Estimated value
$55,130,000
Office buildings
1616 Mccormick Dr Upper Marlboro, MD 20774-5301
Individually Owned
3-yr Hold
Free & Clear
Property ID
US40-2187950
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Total area
207,000 SF
Lot
12.95 ac (564,156 SF)
Zoning code
RTOHE
APN
13-1378694
UPID
US40-2187950
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
-
The Maryland-National Capital Park and Planning Commission Government Office
-
Prince George's County Planning Department Urban Planning Department
-
FedEx Drop Box Postal Service Courier Service
-
The Maryland-National Capital Park & Planning Commission Government Office
-
University of Maryland Global Campus University Public University
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$51.90M
Comparable Approach
Comparable
$51.75M
Blend (final)
Blend
$55.13M
Owner & transaction history
Maryland Natl Cap Park & Planning C · 3 yrs held
Maryland Natl Cap Park & Planning C
since 2023
Last sale
$75.0M
4 recorded transactions
Zoning & alternative use
RTOHE · Upper Marlboro, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$86.3M
+114.7%
Auto repair, garage
$85.8M
+113.4%
Medical building
$62.8M
+56.2%
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 Upper Marlboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upper Marlboro 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%
$56,220,000
6.5%
$51,895,000
7%
$48,185,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$40,210,000
Current use
RETAIL STORES
$86,340,000
Change: +115% · Conversion: Moderate
AUTO REPAIR, GARAGE
$85,810,000
Change: +113% · Conversion: Difficult
MEDICAL BUILDING
$62,795,000
Change: +56% · Conversion: Easy
Blend value · Realmo final
$55.13M
Range $49.62M – $60.64M · ±10% · vs last sale $75.00M (Apr 19 2023)
Last sale anchor
$75.00M
Apr 19 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
$266 / 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
$525,456
Tax year 2023
Assessed value
$47,253,200
Assessed 2023
Previous assessed
$46,831,400
+0.9% YoY
Effective rate
1.11%
On assessed value
Assessed land
$5,641,500
Assessed improvement
$41,611,700
Land market value
$5,641,500
Improvement market value
$41,611,700
Total market value
$47,253,200
Applied tax rate
13.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1990
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
3
Units
1
Total area
207,000 SF
Lot
12.95 ac (564,156 SF)
Zoning code
RTOHE
APN
13-1378694
UPID
US40-2187950
Jurisdiction
PRINCE GEORGE'S
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RTOHE · Upper Marlboro, MD
Zoning RTOHE · permitted uses
RTOHE · Upper Marlboro, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Upper Marlboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$40.2M
RETAIL STORES
Est. value
$86.3M
AUTO REPAIR, GARAGE
Est. value
$85.8M
MEDICAL BUILDING
Est. value
$62.8M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL 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
1990
Heating
HOT WATER
Cooling
Yes
Stories
3
Units
1
Lot
12.95 ac
Current owner
From public records · entity-resolved
Maryland Natl Cap Park & Planning C
Individual
Free & Clear · 3 yrs held
Mailing address
14741 GOVERNOR ODEN BOWIE DR, UPPER MARLBORO, MD 20772-3043
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2023
$75,000,000
Maryland Natl Cap Park & Planning C
State Of Maryland
Deed
—
Aug 7, 2008
$38,000,000
State Of Maryland
Largo Corporate Center I LLC
Grant Deed
—
Nov 21, 2006
$28,000,000
Largo Corporate Center I LLC
Mccormick Realty
Grant Deed
$36,800 · General Electric Capital Corp
Jan 24, 2000
$935,400
Mccormick Realty LP
Landover Land INC
Grant 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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