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Property profile & analytics
OFF-MARKET
Estimated value
$21,830,000
Grocery and convenience stores
5098 Brown Sta Rd Upper Marlboro, MD 20772-9124
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US40-1034258
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1999
Construction
BRICK
Total area
50,484 SF
Lot
12.71 ac (553,648 SF)
Zoning code
LCD
APN
03-3144326
UPID
US40-1034258
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
-
Marlborough Village Pediatric Dental Care Dental Office
-
Kumon Math and Reading Center of Upper Marlboro - Marlborough Village Training Center Tutoring Service
-
Dr. Jennifer Wilson Dental Office
-
Dr. Adrian Wilson Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.83M
Owner & transaction history
Marlborough Holdings LLC · 22 yrs held
Marlborough Holdings LLC
since 2003
7 recorded transactions
Zoning & alternative use
LCD · Upper Marlboro, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$31.3M
+48.6%
Industrial (general)
$30.1M
+42.8%
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 Upper Marlboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upper Marlboro 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$21,055,000
Current use
RESTAURANT
$31,285,000
Change: +49% · Conversion: Easy
INDUSTRIAL (GENERAL)
$30,065,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$20,930,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$21.83M
Range $19.65M – $24.01M · ±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
$432 / 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
$154,280
Tax year 2023
Assessed value
$13,874,067
Assessed 2023
Previous assessed
$12,909,500
+7.5% YoY
Effective rate
1.11%
On assessed value
Land market value
$2,475,900
Improvement market value
$13,327,300
Total market value
$15,803,200
Applied tax rate
3.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1999
Construction
BRICK
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Units
4
Total area
50,484 SF
Lot
12.71 ac (553,648 SF)
Zoning code
LCD
APN
03-3144326
UPID
US40-1034258
Jurisdiction
PRINCE GEORGE'S
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LCD · Upper Marlboro, MD
Zoning LCD · permitted uses
LCD · Upper Marlboro, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Upper Marlboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$21.1M
RESTAURANT
Est. value
$31.3M
INDUSTRIAL (GENERAL)
Est. value
$30.1M
AUTO REPAIR, GARAGE
Est. value
$20.9M
RETAIL STORES Current
RESTAURANT
INDUSTRIAL (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
1999
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Units
4
Lot
12.71 ac
Current owner
From public records · entity-resolved
Marlborough Holdings LLC
Entity
Mailing address
295 MAYO RD, EDGEWATER, MD 21037-2950
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2021
—
Marlborough Holdings LLC
—
Deed
related
$12,000,000 · Barclays Capital Real Estate INC
Dec 18, 2009
—
Anacostia Realty LLC
—
Deed Of Trust
related
$3,000,000 · Td Bank NA
Nov 21, 2003
$11,550,000
Marlborough Holdings LLC
Marlborough Village Center LLC
Grant Deed
related
$10,400,000 · Wells Fargo Bank Minnesota Tte
—
—
Anacostia Realty LLC
—
Deed Of Trust
related
$3,000,000 · Manufacturers & Traders Trust
—
—
Marlborough Village Center LLC
—
Deed Of Trust
related
$300,000 · Individual
—
—
Marlborough Holdings LLC
—
Deed Of Trust
related
$8,000,000 · American Equity Inv Life Ins
—
—
Marlborough Village Center LLC
—
Deed Of Trust
related
$400,000 · Individual
—
—
Anacostia Realty LLC
—
Deed Of Trust
related
$846,179 · Ch Realty V/dag Bridge 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.
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