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3754 Crain Hwy, Waldorf, MD 20602
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Property summary
AI-generated overview
This exceptional investment opportunity presents a 6,187-square-foot Carrabba's Italian Grill in Waldorf, Maryland. The property boasts a 6.65% cap rate and a substantial net operating income (NOI) of $346,067. Situated on 1.21 acres with 86 parking spaces, this freestanding restaurant benefits from high visibility on Crain Highway (55,221 VPD), offering excellent access. The absolute NNN lease with Bloomin' Brands, Inc. corporate guarantee provides security, featuring approximately 7.4 years remaining on the primary term, plus four 5-year renewal options. Annual rent increases are based on the lesser of 1.75% or 1.7 times the CPI increase. Built in 2007, this location has a proven track record of success, demonstrating a 19% sales increase since 2019. The property is conveniently located 20 miles south of Washington, D.C., in a thriving community within the Washington, D.C. MSA. The asking price is $5,204,020, translating to $841.12 per square foot. This is a rare opportunity to acquire a stable, high-performing asset with significant long-term growth potential.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2007
Construction
WOOD
Total area
5,977 SF
Lot
1.21 ac (52,708 SF)
Zoning code
CC
APN
06-282512
UPID
US40-0048854
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
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.53M
Blend (final)
Blend
$3.58M
Owner & transaction history
since 2007
3 recorded transactions
Zoning & alternative use
CC · Waldorf, MD
Top alternative use upside
Commercial (general)
$3.0M
+79.6%
Office building
$1.8M
+7.5%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
5 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
$3.58M
Value range
$3.22M – $3.94M
±10% around blend
Estimated value / SF
$599 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$3.22M
blend $3.58M
$3.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,977 SF
Lot area
1.21 ac
Year built
2007
Stories
1
APN
06-282512
Zoning
CC
Assessed value
$3,934,933
Annual tax
$52,422
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
$52,422
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$2.53M
Range $580k – $2.53M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.58M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 20 sales
$281
+113%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $599/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
+80%
vs current-use indication
Office Building
Restaurant · current use
Warehouse, Storage
Industrial (general)
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
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
2.20%
Selected cap rate for this turn key restaurants
Derived from the Waldorf market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$119k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.40M
Move the market yield to see immediate price impact.
Value / SF
$903
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
1.70%2.20%2.70%
$107k
$6.28M
$4.86M
$3.96M
$119k
$6.98M
$5.40M
$4.40M
$131k
$7.68M
$5.94M
$4.84M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$52,422
Tax year 2023
Assessed value
$3,934,933
Assessed 2023
Previous assessed
$3,934,933
+0.0% YoY
Effective rate
1.33%
On assessed value
Land market value
$787,900
Improvement market value
$3,918,400
Total market value
$4,706,300
Applied tax rate
6.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
2007
Construction
WOOD
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
5,977 SF
Lot
1.21 ac (52,708 SF)
Zoning code
CC
APN
06-282512
UPID
US40-0048854
Jurisdiction
CHARLES
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CC · Waldorf, MDZoning CC · permitted uses
CC · Waldorf, 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
2007
Construction
WOOD
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
1
Lot
1.21 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CC
Jurisdiction
Waldorf, MD
Recorded code
CC
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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