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Property profile & analytics
OFF-MARKET
Estimated value
$3,150,000
Office buildings
170 Rollins Ave Rockville, MD 20852-4005
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US40-0054976
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1966
Construction
BRICK
Total area
5,969 SF
Lot
0.25 ac (11,060 SF)
Zoning code
MXCD
APN
04-00152717
UPID
US40-0054976
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
-
Michaels Title & Escrow, LLC Title Company Escrow Service
-
The Law Offices of Jill Pogach Michaels Law Firm
-
Advanced Language Systems International Language School Training Center
-
Pericantar Car Towing's & Co Auto Parts Store
-
Luxmanor Custom Homes Builders Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.83M
Blend (final)
Blend
$3.15M
Owner & transaction history
Esfd Land Holdings LLC · 3 yrs held
Esfd Land Holdings LLC
since 2023
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
MXCD · Rockville, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.8M
+65.6%
Industrial (general)
$2.8M
+23.7%
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 Rockville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rockville 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
$3,495,000
ML approach
$3,435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,300,000
Current use
RETAIL STORES
$3,805,000
Change: +66% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,845,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,115,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$3.15M
Range $2.84M – $3.47M · ±10% · vs last sale $3.00M (Jan 20 2023)
Last sale anchor
$3.00M
Jan 20 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
$528 / 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
$23,561
Tax year 2022
Assessed value
$1,800,600
Assessed 2023
Previous assessed
$1,742,567
+3.3% YoY
Effective rate
1.31%
On assessed value
Assessed land
$384,600
Assessed improvement
$1,416,000
Land market value
$384,600
Improvement market value
$1,416,000
Total market value
$1,800,600
Applied tax rate
12.0000
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
1966
Construction
BRICK
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
2
Units
1
Total area
5,969 SF
Lot
0.25 ac (11,060 SF)
Zoning code
MXCD
APN
04-00152717
UPID
US40-0054976
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
MXCD · Rockville, MD
Zoning MXCD · permitted uses
MXCD · Rockville, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rockville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.3M
RETAIL STORES
Est. value
$3.8M
INDUSTRIAL (GENERAL)
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING Current
RETAIL STORES
INDUSTRIAL (GENERAL)
COMMERCIAL (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
1966
Construction
BRICK
Heating
PACKAGE
Cooling
Yes
Stories
2
Units
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Esfd Land Holdings LLC
Entity
Mailing address
501 S BEVERLY DR STE #210, BEVERLY HILLS, CA 90212-4520
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2024
—
Esfd Land Holdings LLC
—
Deed
related
$4,645,000 · Live Oak Banking Company
Jan 20, 2023
$3,000,000
Esfd Land Holdings LLC
Rollins Avenue 170 LLC
Deed
$2,674,000 · Grasshopper Bank NA
Nov 19, 2019
—
Rollins Avenue 170 LLC
—
Deed
related
$1,352,842 · Congressional Bank
Feb 14, 2006
$1,950,000
Rollins Ave 170 LLC
170 Rollins Avenue LLC
Grant Deed
related
$1,950,000 · Sovereign Bank
Jan 30, 2006
$751,400
170 Rollins Avenue LLC
Blue,loretta
Grant Deed
—
—
—
Loretta Blue
—
Deed Of Trust
related
$656,000 · Sandy Spring National Bank Md
—
—
Rollins Avenue 170 LLC
—
Deed Of Trust
related
$1,100,000 · Congressional Bank
—
—
Rollins Avenue 170 LLC
—
Deed Of Trust
related
$375,000 · Congressional Bank
—
—
Loretta Blue
—
Deed Of Trust
related
$725,000 · Virginia Commerce Bank
—
—
Joel Blue
—
Deed Of Trust
related
$200,000 · Bbb Mcarthur LLC
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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