18301 Waring Sta Rd Germantown, MD 20874-2514
Entity Owned
1-yr Hold
Estimated value (blended)
$975k
Range $878k – $1.07M (±10%)
Property ID
US40-1138867
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1949
Total area
1,350 SF
Lot
35.5 ac (1,546,380 SF)
Zoning code
R200
APN
09-00776093
UPID
US40-1138867
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Charitable Organization Social Service Agency
-
Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$668k
Blend (final)
Blend
$975k
Owner & transaction history
since 2025
2 recorded transactions
Zoning & alternative use
R200 · Germantown, MD
Top alternative use upside
Retail stores
$745,000
+74.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 23 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$975k
Value range
$878k – $1.07M
±10% around blend
Estimated value / SF
$722 / SF
Confidence
High
23 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$878k
blend $975k
$1.07M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,350 SF
Lot area
35.5 ac
Year built
1949
Stories
1
APN
09-00776093
Assessed value
$5,284,700
Annual tax
$24,867
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$350k
Weighted, 20 comps · high confidence
Evidence
23 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.6 mi away · 1,272 SF
14.6 mi away · 1,580 SF
14.7 mi away · 1,448 SF
14.7 mi away · 1,204 SF
15.4 mi away · 1,212 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$975k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 255 sales
$317
+128%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $722/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+74%
vs current-use indication
Office Building · current use
Warehouse, Storage
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 23 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.28M
Move the market yield to see immediate price impact.
Value / SF
$3,915
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$333k
$6.66M
$4.76M
$3.70M
$370k
$7.40M
$5.28M
$4.11M
$407k
$8.14M
$5.81M
$4.52M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
23 found
High confidence · county-verified
Closest comparable
$255k
12.9 mi · Dec 2025 · $249/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$24,867
Tax year 2022
Assessed value
$5,284,700
Assessed 2023
Previous assessed
$5,271,600
+0.2% YoY
Effective rate
0.47%
On assessed value
Assessed land
$5,143,900
Assessed improvement
$140,800
Land market value
$5,143,900
Improvement market value
$140,800
Total market value
$5,284,700
Applied tax rate
42.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1949
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Units
2
Bathrooms
1
Total area
1,350 SF
Lot
35.5 ac (1,546,380 SF)
Zoning code
R200
APN
09-00776093
UPID
US40-1138867
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
R200 · Germantown, MDZoning R200 · permitted uses
R200 · Germantown, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1949
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
2
Bathrooms
1
Lot
35.5 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R200
Jurisdiction
Germantown, MD
Recorded code
R200
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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