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Property profile & analytics
OFF-MARKET
Estimated value
$27,135,000
Specialty properties
20101 Century Blvd, Germantown, MD 20874-1107
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US40-2000311
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
2020
Construction
FRAME
Total area
65,976 SF
Lot
11.52 ac (501,995 SF)
Zoning code
CR2.0
APN
02-03817602
UPID
US40-2000311
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
-
Topgolf Germantown Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.14M
Owner & transaction history
Pasadena Kf LLC · 4 yrs held
Pasadena Kf LLC
since 2021
Last sale
$26.0M
4 recorded transactions
Zoning & alternative use
CR2.0 · Germantown, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$17.4M
+108.7%
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 Germantown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Germantown 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
$29,480,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$17,380,000
Change: +109% · Conversion: Difficult
Blend value · Realmo final
$27.14M
Range $24.42M – $29.85M · ±10% · vs last sale $25.96M (Oct 6 2021)
Last sale anchor
$25.96M
Oct 6 2021
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
$411 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$301,874
Tax year 2024
Assessed value
$25,834,433
Assessed 2024
Previous assessed
$25,763,067
+0.3% YoY
Effective rate
1.17%
On assessed value
Land market value
$12,047,800
Improvement market value
$13,858,000
Total market value
$25,905,800
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
2020
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Stories
3
Units
1
Total area
65,976 SF
Lot
11.52 ac (501,995 SF)
Zoning code
CR2.0
APN
02-03817602
UPID
US40-2000311
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CR2.0 · Germantown, MD
Zoning CR2.0 · permitted uses
CR2.0 · Germantown, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Germantown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$17.4M
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
2020
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
1
Lot
11.52 ac
Current owner
From public records · entity-resolved
Pasadena Kf LLC
Entity
Mailing address
1 LOMBARD ST STE #201, SAN FRANCISCO, CA 94111-1128
Ownership since
2021
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
Oct 6, 2021
$25,958,637
Pasadena Kf LLC
Cc 118 LLC
Deed
$15,000,000 · Mif Lender LLC
Jan 7, 2020
—
Cc 118 LLC
—
Deed
related
$5,000,000 · Truist Bk
Jul 2, 2007
$6,100,000
Cc 118 LLC
Bellemead Dev Corp
Grant Deed
—
—
—
Cc 118 LLC
—
Deed Of Trust
related
$5,000,000 · Truist Bk
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.
Try Rey
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