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Property profile & analytics
OFF-MARKET
Estimated value
$12,845,000
Assisted living facilities
18131 Slade School Rd, Sandy Spring, MD 20860-1346
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US40-1584306
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
98,500 SF
Lot
15.53 ac (676,487 SF)
Zoning code
RE2
APN
08-03271351
UPID
US40-1584306
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
-
Panera Bread Restaurant
-
Veronique S. Piquoin, PT Medical Clinic
-
Michael J. Lorenz, OT Physician
-
Amy E Lambertson Physician
-
Deborah Greene Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.85M
Blend (final)
Blend
$12.85M
Owner & transaction history
Brooke Grove Foundation Incorporate · 1 yrs held
Brooke Grove Foundation Incorporate
since 2025
2 recorded transactions
Zoning & alternative use
RE2 · Sandy Spring, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$20.5M
+32.3%
Office building
$19.5M
+25.8%
Restaurant
$18.8M
+21.5%
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 Sandy Spring submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Spring 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$15,465,000
Current use
APARTMENT HOUSE (5+ UNITS)
$20,455,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$19,450,000
Change: +26% · Conversion: Difficult
RESTAURANT
$18,790,000
Change: +22% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$17,500,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,795,000
Change: -11% · Conversion: Difficult
RETAIL STORES
$13,035,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$12.85M
Range $11.56M – $14.13M · ±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
$130 / 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
Assessed value
$19,443,533
Assessed 2023
Previous assessed
$18,556,500
+4.8% YoY
Land market value
$2,143,100
Improvement market value
$19,074,500
Total market value
$21,217,600
Applied tax rate
42.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1999
Heating
RADIANT
Stories
2
Units
2
Bathrooms
2
Total area
98,500 SF
Lot
15.53 ac (676,487 SF)
Zoning code
RE2
APN
08-03271351
UPID
US40-1584306
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
RE2 · Sandy Spring, MD
Zoning RE2 · permitted uses
RE2 · Sandy Spring, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Spring. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$15.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.5M
OFFICE BUILDING
Est. value
$19.5M
RESTAURANT
Est. value
$18.8M
INDUSTRIAL (GENERAL)
Est. value
$17.5M
AUTO REPAIR, GARAGE
Est. value
$13.8M
RETAIL STORES
Est. value
$13.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
RESTAURANT
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1999
Heating
RADIANT
Stories
2
Units
2
Bathrooms
2
Lot
15.53 ac
Current owner
From public records · entity-resolved
Brooke Grove Foundation Incorporate
Individual
Mailing address
18100 SLADE SCHOOL RD, SANDY SPRING, MD 20860-1313
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2025
—
Brooke Grove Foundation Incorporate
—
Deed
related
$31,146,248 · Brooke Grove Foundation
Nov 18, 2010
—
Brooke Grove Foundation INC
—
Deed Of Trust
related
$11,102,083 · Manufacturers Trade & Tr
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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