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Property profile & analytics
OFF-MARKET
Estimated value
$2,890,000
Warehouses
3039 Ventrie Ct, Myersville, MD 21773-7817
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US40-1803176
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,400 SF
Lot
5 ac (217,800 SF)
Zoning code
LI
APN
16-357367
UPID
US40-1803176
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
-
Sanbower Builders Hardware & Home Improvement Kitchen & Bath Showroom
-
Best Plumbing Specialties Inc Plumbing Service Building Supply
-
Pryor Mechanical Inc Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.66M
Comparable Approach
Comparable
$3.30M
Blend (final)
Blend
$2.89M
Owner & transaction history
Breen Realty LLC · 23 yrs held
Breen Realty LLC
since 2002
3 recorded transactions
Zoning & alternative use
LI · Myersville, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$4.3M
+75.7%
Retail stores
$4.1M
+68.2%
Commercial (general)
$4.1M
+66.2%
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 Myersville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Myersville 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,875,000
6.5%
$2,655,000
7%
$2,465,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,440,000
Current use
INDUSTRIAL (GENERAL)
$4,290,000
Change: +76% · Conversion: Easy
RETAIL STORES
$4,105,000
Change: +68% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,055,000
Change: +66% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,910,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$2.89M
Range $2.60M – $3.18M · ±10%
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
$157 / 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
$46,589
Tax year 2023
Assessed value
$3,907,600
Assessed 2023
Previous assessed
$3,900,700
+0.2% YoY
Effective rate
1.19%
On assessed value
Assessed land
$392,000
Assessed improvement
$3,515,600
Land market value
$392,000
Improvement market value
$3,515,600
Total market value
$3,907,600
Applied tax rate
16.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
2
Units
2
Total area
18,400 SF
Lot
5 ac (217,800 SF)
Zoning code
LI
APN
16-357367
UPID
US40-1803176
Jurisdiction
FREDERICK
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
LI · Myersville, MD
Zoning LI · permitted uses
LI · Myersville, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Myersville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.4M
INDUSTRIAL (GENERAL)
Est. value
$4.3M
RETAIL STORES
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$2.9M
WAREHOUSE, STORAGE Current
INDUSTRIAL (GENERAL)
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
2
Units
2
Lot
5 ac
Current owner
From public records · entity-resolved
Breen Realty LLC
Entity
Mailing address
PO BOX 537, MYERSVILLE, MD 21773-0537
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2002
$2,050,000
Breen Realty LLC
Lyn Hughes Of Maryland LLC
Grant Deed
$2,100,000 · Martin S & Terrence P Lee
—
—
Breen Realty LLC
—
Deed Of Trust
related
$500,000 · Manufacturers Traders & Trust
—
—
Breen Realty LLC
—
Deed Of Trust
related
$100,000 · Manufacturers Traders & Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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