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Property profile & analytics
OFF-MARKET
Estimated value
$9,610,000
Office buildings
321 Ballenger Ctr Dr, Frederick, MD 21703-4565
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US40-2336047
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
86,000 SF
Lot
6.41 ac (279,220 SF)
Zoning code
M-O
APN
02-232464
UPID
US40-2336047
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
-
Kerri L Everhart - Truist Mortgage Loan Officer Loan Service Bank
-
John Stakem, Bankers Life Agent and Bankers Life Securities Financial Representative Insurance Agency
-
Hari Sharma, Bankers Life Agent and Bankers Life Securities Financial Representative Insurance Agency
-
Brian Ferguson, Bankers Life Agent and Bankers Life Securities Financial Representative Insurance Agency
-
Evans Tenga, Bankers Life Agent Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.87M
Blend (final)
Blend
$9.61M
Owner & transaction history
321 Ballenger LLC · 5 yrs held
321 Ballenger LLC
since 2021
Last sale
$8.3M
6 recorded transactions
Zoning & alternative use
M-O · Frederick, 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 Frederick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frederick 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
$12,140,000
ML approach
$10,555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$9.61M
Range $8.65M – $10.57M · ±10% · vs last sale $8.25M (Jul 1 2021)
Last sale anchor
$8.25M
Jul 1 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
$112 / 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
$123,343
Tax year 2023
Assessed value
$6,760,700
Assessed 2023
Previous assessed
$6,580,867
+2.7% YoY
Effective rate
1.82%
On assessed value
Assessed land
$1,204,100
Assessed improvement
$5,556,600
Land market value
$1,204,100
Improvement market value
$5,556,600
Total market value
$6,760,700
Applied tax rate
4.0000
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
2
Units
1
Total area
86,000 SF
Lot
6.41 ac (279,220 SF)
Zoning code
M-O
APN
02-232464
UPID
US40-2336047
Jurisdiction
FREDERICK
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
M-O · Frederick, MD
Zoning M-O · permitted uses
M-O · Frederick, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Frederick. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
Yes
Stories
2
Units
1
Lot
6.41 ac
Current owner
From public records · entity-resolved
321 Ballenger LLC
Entity
Mailing address
10455 ML RUN CIR #100, OWINGS MILLS, MD 21117-4208
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2021
$8,250,000
321 Ballenger LLC
321 Ballenger Owner LLC
Special Warranty Deed
$14,570,000 · Cibc Bank USA
Aug 5, 2019
—
321 Ballenger Owner LLC
—
Deed
related
$7,000 · M360 Cmnty Dev Fund LLC
Jul 30, 2019
$6,221,200
321 Ballenger Owner LLC
Cross-frederick Associates LLC
Deed In Lieu Of Foreclosure
related
—
Jun 23, 2005
$8,500,000
Cross Frederick Associates LLC
Ballenger Of Dw LLC
Grant Deed
$9,200,000 · Mercantile-safe Deposit & Trus
Dec 3, 2001
$1,900,000
Ballenger/dw LLC
Mor Ballenger Creek Lllp
Grant Deed
related
$300,000 · Manekin LLC
—
—
321 Ballenger Owner LLC
—
Deed Of Trust
related
$7,000 · M360 Cmnty Dev Fund LLC
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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