Entity Owned 
For Lease
$9,540,000
20400 Century Blvd, Germantown, MD 20874
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1995
Construction
BRICK
Total area
82,728 SF
Lot
5.52 ac (240,381 SF)
Zoning code
CR2.0
APN
02-03058963
UPID
US40-1216701
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
-
Corporate Office
-
Factory Production Facility
-
Corporate Office
-
Corporate Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.59M
Comparable Approach
Comparable
$14.92M
Blend (final)
Blend
$9.54M
Owner & transaction history
since 2026
Last sale
$17.1M
4 recorded transactions
Zoning & alternative use
CR2.0 · Germantown, MD
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.54M
Value range
$8.59M – $10.49M
±10% around blend
Estimated value / SF
$115 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$8.59M
blend $9.54M
$10.49M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
82,728 SF
Lot area
5.52 ac
Year built
1995
Stories
2
APN
02-03058963
Zoning
CR2.0
Assessed value
$7,387,367
Annual tax
$80,062
3
Income approach: direct capitalization
Partial preview
Income approach indication
$16.59M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$17.98M
@ 6.5% CAP return
$16.59M
@ 7% CAP return
$15.41M
4
Sales comparison
Partial preview
Sales approach indication
$20.16M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.0 mi away · 93,000 SF
17.4 mi away · 80,392 SF
18.6 mi away · 95,816 SF
18.7 mi away · 88,798 SF
18.8 mi away · 101,940 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.54M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 255 sales
$317
-64%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $115/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 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$17.10M
Move the market yield to see immediate price impact.
Value / SF
$207
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%
$1.08M
$21.55M
$15.39M
$11.97M
$1.20M
$23.94M
$17.10M
$13.30M
$1.32M
$26.33M
$18.81M
$14.63M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$24.65M
6.9 mi · Feb 2026 · $394/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$80,062
Tax year 2022
Assessed value
$7,387,367
Assessed 2023
Previous assessed
$6,150,700
+20.1% YoY
Effective rate
1.08%
On assessed value
Land market value
$4,038,400
Improvement market value
$5,822,300
Total market value
$9,860,700
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
For Lease
Year built
1995
Construction
BRICK
Heating
YES
Cooling
YES
Stories
2
Units
1
Total area
82,728 SF
Lot
5.52 ac (240,381 SF)
Zoning code
CR2.0
APN
02-03058963
UPID
US40-1216701
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CR2.0 · Germantown, MDZoning CR2.0 · permitted uses
CR2.0 · 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
1995
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
2
Units
1
Lot
5.52 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CR2.0
Jurisdiction
Germantown, MD
Recorded code
CR2.0
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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