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Property profile & analytics
OFF-MARKET
Estimated value
$1,970,000
Warehouses
4501 Boston Way Lanham, MD 20706-4453
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US40-0840382
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2010
Total area
7,850 SF
Lot
2.5 ac (108,900 SF)
Zoning code
IH
APN
20-2183226
UPID
US40-0840382
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
-
Genesis Engineering Solutions, Inc. Headquarters Factory Production Facility
-
Peace & Power Ministries Inc Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.33M
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.97M
Owner & transaction history
Ar2 Southgate LLC · 16 yrs held
Ar2 Southgate LLC
since 2009
4 recorded transactions
Zoning & alternative use
IH · Lanham, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.3M
+49.4%
Auto repair, garage
$3.3M
+48.5%
Commercial (general)
$2.5M
+11.9%
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 Lanham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lanham 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%
$2,520,000
6.5%
$2,325,000
7%
$2,160,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,190,000
Current use
RETAIL STORES
$3,275,000
Change: +49% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,255,000
Change: +48% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,455,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$1.97M
Range $1.77M – $2.17M · ±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
$251 / 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
$45,281
Tax year 2023
Assessed value
$4,072,000
Assessed 2023
Previous assessed
$4,064,600
+0.2% YoY
Effective rate
1.11%
On assessed value
Assessed land
$980,100
Assessed improvement
$3,091,900
Land market value
$980,100
Improvement market value
$3,091,900
Total market value
$4,072,000
Applied tax rate
20.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2010
Heating
SPACE
Cooling
AC.PACKAGE
Stories
1
Units
2
Total area
7,850 SF
Lot
2.5 ac (108,900 SF)
Zoning code
IH
APN
20-2183226
UPID
US40-0840382
Jurisdiction
PRINCE GEORGE'S
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
IH · Lanham, MD
Zoning IH · permitted uses
IH · Lanham, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lanham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.2M
RETAIL STORES
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$2.5M
WAREHOUSE, STORAGE Current
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2010
Heating
SPACE
Cooling
Yes
Stories
1
Units
2
Lot
2.5 ac
Current owner
From public records · entity-resolved
Ar2 Southgate LLC
Entity
Mailing address
4501 BOSTON WAY STE A, LANHAM, MD 20706-4454
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2009
$1,000,000
Ar2 Southgate LLC
Fr Southgate Dev LLC
Grant Deed
$2,250,000 · Commerce First Bank
—
—
Ar2 Southgate LLC
—
Deed Of Trust
related
$2,385,000 · Commerce First Bank
—
—
Ar2 Southgate LLC
—
Deed Of Trust
related
$1,679,000 · Us Small Business Admn
—
—
Ar2 Southgate LLC
—
Deed Of Trust
related
$2,385,000 · Morgan Stanley 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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