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Property profile & analytics
OFF-MARKET
Estimated value
$1,900,000
Office buildings
3 Annapolis St, Annapolis, MD 21401
Entity Owned
1-yr Hold
Free & Clear
Property ID
US40-0725897
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
BRICK
Total area
9,170 SF
Lot
0.39 ac (16,890 SF)
Zoning code
PM
APN
06-000-06913200
UPID
US40-0725897
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$1.90M
Owner & transaction history
Friends Ventures LLC · 1 yrs held
Friends Ventures LLC
since 2024
Last sale
$1.8M
6 recorded transactions
Zoning & alternative use
PM · Annapolis, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Annapolis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Annapolis 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
$1,980,000
ML approach
$2,090,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.90M
Range $1.71M – $2.09M · ±10% · vs last sale $1.80M (Jul 21 2023)
Last sale anchor
$1.80M
Jul 21 2023
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
$207 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$20,617
Tax year 2023
Assessed value
$1,435,700
Assessed 2023
Previous assessed
$1,332,733
+7.7% YoY
Effective rate
1.44%
On assessed value
Assessed land
$599,000
Assessed improvement
$836,700
Land market value
$599,000
Improvement market value
$836,700
Total market value
$1,435,700
Applied tax rate
1.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1990
Construction
BRICK
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
2
Units
1
Total area
9,170 SF
Lot
0.39 ac (16,890 SF)
Zoning code
PM
APN
06-000-06913200
UPID
US40-0725897
Jurisdiction
ANNE ARUNDEL
Zoning & alternative use
PM · Annapolis, MD
Zoning PM · permitted uses
PM · Annapolis, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Annapolis. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1990
Construction
BRICK
Heating
PACKAGE
Cooling
Yes
Stories
2
Units
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Friends Ventures LLC
Entity
Free & Clear · 1 yrs held
Mailing address
308 GIDDINGS AVE, ANNAPOLIS, MD 21401-1316
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2024
—
Friends Ventures LLC
Martin W Friend
Deed
related
—
Jul 21, 2023
—
Martin W Friend
Martin W Friend
Deed Of Distribution
related
—
Sep 30, 2020
$1,800,000
Eleanor M Friend
One Annapolis Street Partnersh
Grant Deed
—
—
—
One Annapolis Street Ptshp
—
Deed Of Trust
related
$998,000 · Sandy Spring Bank
—
—
Steven E Anderson
—
Deed Of Trust
related
$1,050,000 · Sandy Spring Bank
—
—
One Annapolis Street Ptshp
—
Deed Of Trust
related
$50,000 · Sandy Spring Bank
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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