Individually Owned 
For Lease
1 / 12
$31.50 SF/Yr
2730 University Blvd West, Wheaton, MD 20902
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
126,266 SF
Lot
0.45 ac (19,465 SF)
Zoning code
CR6.0
APN
13-00951657
UPID
US40-0736047
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
-
Postal Service Courier Service
-
Physician Medical Clinic
-
Hospital
-
Physician
-
Accounting Firm Tax Preparation
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$34.14M
Blend (final)
Blend
$31.22M
Owner & transaction history
since 2003
1 recorded transaction
Zoning & alternative use
CR6.0 · Silver Spring, MD
Top alternative use upside
Commercial (general)
$49.0M
+17.4%
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.
Full NOI build-up · 6 steps
All 7 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$31.22M
Value range
$28.09M – $34.34M
±10% around blend
Estimated value / SF
$247 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
70
Income certainty
100
$28.09M
blend $31.22M
$34.34M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
126,266 SF
Lot area
0.45 ac
Year built
1964
Stories
10
APN
13-00951657
Zoning
CR6.0
Assessed value
$22,173,267
Annual tax
$252,537
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$252,537
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$11.19M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.6 mi away · 101,940 SF
3.8 mi away · 140,244 SF
5.9 mi away · 135,102 SF
7.8 mi away · 151,935 SF
8.6 mi away · 93,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$31.22M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 63 sales
$330
-25%
County 255 sales
$317
-22%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $247/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+17%
vs current-use indication
Office Building · current use
Warehouse, Storage
Apartment House (5+ Units)
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
County record
Operating expenses
Modeled
Market rent
Market benchmark
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 · 7 sales
NOI build-up · 9 steps
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$20.95M
Move the market yield to see immediate price impact.
Value / SF
$166
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%
$1.32M
$26.40M
$18.86M
$14.67M
$1.47M
$29.33M
$20.95M
$16.30M
$1.61M
$32.26M
$23.05M
$17.92M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$4.25M
3.3 mi · Sep 2025 · $44/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$252,537
Tax year 2022
Assessed value
$22,173,267
Assessed 2023
Previous assessed
$21,485,433
+3.2% YoY
Effective rate
1.14%
On assessed value
Land market value
$1,034,100
Improvement market value
$21,827,000
Total market value
$22,861,100
Applied tax rate
82.0000
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
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
10
Units
1
Total area
126,266 SF
Lot
0.45 ac (19,465 SF)
Zoning code
CR6.0
APN
13-00951657
UPID
US40-0736047
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
CR6.0 · Silver Spring, MDZoning CR6.0 · permitted uses
CR6.0 · Silver Spring, 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
1964
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
10
Units
1
Lot
0.45 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CR6.0
Jurisdiction
Silver Spring, MD
Recorded code
CR6.0
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
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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