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Property profile & analytics
OFF-MARKET
Estimated value
$36,360,000
Assisted living facilities
19301 Watkins Ml Rd, Gaithersburg, MD 20886-6914
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US40-1260866
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1994
Construction
BRICK
Total area
85,779 SF
Lot
3.99 ac (173,804 SF)
Zoning code
CRT1.
APN
09-02791077
UPID
US40-1260866
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
-
Montgomery Village Health Care Center Nursing Home
-
PRN WORK Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$36.36M
Owner & transaction history
Montgomery Realty LLC · 4 yrs held
Montgomery Realty LLC
since 2022
Last sale
$38.0M
7 recorded transactions
Zoning & alternative use
CRT1. · Gaithersburg, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$23.6M
+75.2%
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 Gaithersburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gaithersburg 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
$33,075,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$23,595,000
Change: +75% · Conversion: Difficult
Blend value · Realmo final
$36.36M
Range $32.72M – $40.00M · ±10% · vs last sale $38.00M (Mar 16 2022)
Last sale anchor
$38.00M
Mar 16 2022
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
$424 / 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
$169,283
Tax year 2022
Assessed value
$15,200,000
Assessed 2023
Previous assessed
$14,383,333
+5.7% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,853,800
Assessed improvement
$12,346,200
Land market value
$2,853,800
Improvement market value
$12,346,200
Total market value
$15,200,000
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
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1994
Construction
BRICK
Heating
FORCED AIR
Cooling
YES
Stories
4
Units
210
Total area
85,779 SF
Lot
3.99 ac (173,804 SF)
Zoning code
CRT1.
APN
09-02791077
UPID
US40-1260866
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CRT1. · Gaithersburg, MD
Zoning CRT1. · permitted uses
CRT1. · Gaithersburg, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gaithersburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$23.6M
APARTMENT HOUSE (5+ UNITS)
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
1994
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
4
Units
210
Lot
3.99 ac
Current owner
From public records · entity-resolved
Montgomery Realty LLC
Entity
Mailing address
19301 WATKINS ML RD, GAITHERSBURG, MD 20886-6914
Ownership since
2022
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
Nov 19, 2025
—
Montgomery Realty LLC
—
Deed
related
$52,381,900 · Greystone Funding Company LLC
Mar 16, 2022
$38,000,000
Montgomery Realty LLC
19301 Watkins Mill Road LLC
Deed
$30,400,000 · Cibc Bank USA
Feb 10, 2017
—
19301 Watkins Mill Road LLC
Thci Co LLC
Grant Deed
$13,000,000 · Banco Popular
Jan 8, 2015
—
Thci Co LLC
—
Grant Deed
related
$15,734,022 · Capital One NA
Apr 5, 2010
—
Thci Co LLC
—
Deed Of Trust
related
$255,037,595 · Citicorp North America
Apr 7, 2009
—
Thci Co LLC
—
Deed Of Trust
related
$255,037,595 · Citicorp North America
May 7, 2001
—
Thci Co LLC
—
Deed Of Trust
related
$34,810,534 · Salomon Brothers Realty Corp
—
—
Thci Co LLC
—
Deed Of Trust
related
$9,000,000 · Capitol One
—
—
Thci Co LLC
—
Deed Of Trust
related
$255,037 · Salomon Brothers Realty Corp
—
—
Thci Co LLC
—
Deed Of Trust
related
—
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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