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Property profile & analytics
OFF-MARKET
Estimated value
$1,635,000
Medical Office Space
82 Thomas Johnson Ct Frederick, MD 21702-4348
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US40-1035781
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,995 SF
Lot
1 ac (43,560 SF)
Zoning code
MO
APN
02-212471
UPID
US40-1035781
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
-
Frederick ENT Group Physician
-
Dr. Jong C. Yoon, MD Physician
-
R Kirk Jackson MD Physician
-
Alessi Lori Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.71M
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.64M
Owner & transaction history
Selwyn LLC · 1 yrs held
Selwyn LLC
since 2025
Last sale
$1.6M
4 recorded transactions
Zoning & alternative use
MO · Frederick, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
MO (Manufacturing/ Office) The M/O district is intended to provide a park-like setting for a community of industries, having no nuisance factors as a means of protecting investments within the district, and reducing the impact of industrial uses on surrounding districts. Though leeway is provided concerning the type of industry permitted within the district…
Zone name
Manufacturing And Office
General category
INDUSTRIAL
Zone area
254.10 ac
Source
ARTICLE 4 - ZONING
Top alternative use upside
Office building
$1.2M
+94.5%
Commercial (general)
$1.1M
+80.5%
Restaurant
$1.1M
+71.7%
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
$1,510,000
ML approach
$1,710,000
CAP Approach
CAP Return
Estimation
6%
$1,885,000
6.5%
$1,740,000
7%
$1,615,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,225,000
Change: +95% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,135,000
Change: +81% · Conversion: Easy
RESTAURANT
$1,080,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$1.64M
Range $1.47M – $1.80M · ±10% · vs last sale $1.61M (Jan 7 2025)
Last sale anchor
$1.61M
Jan 7 2025
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
$273 / 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
$22,723
Tax year 2023
Assessed value
$1,257,000
Assessed 2023
Previous assessed
$1,229,667
+2.2% YoY
Effective rate
1.81%
On assessed value
Assessed land
$300,500
Assessed improvement
$956,500
Land market value
$300,500
Improvement market value
$956,500
Total market value
$1,257,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
5,995 SF
Lot
1 ac (43,560 SF)
Zoning code
MO
APN
02-212471
UPID
US40-1035781
Jurisdiction
FREDERICK
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
MO · Frederick, MDZoning MO · permitted uses
MO · Frederick, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
MO (Manufacturing/ Office) The M/O district is intended to provide a park-like setting for a community of industries, having no nuisance factors as a means of protecting investments within the district, and reducing the impact of industrial uses on surrounding districts. Though leeway is provided concerning the type of industry permitted within the district the appearance and means of operation shall be scrutinized and compared to the performance standards provided herein.
Zone name
Manufacturing And Office
General category
INDUSTRIAL
Zone area
254.10 ac
Source
ARTICLE 4 - ZONING
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
1
Lot
1 ac
Current owner
From public records · entity-resolved
Selwyn LLC
Entity
Mailing address
18100 COMUS RD, DICKERSON, MD 20842-9600
Ownership since
2025
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
Jan 7, 2025
$1,607,500
Selwyn LLC
Thistle Properties LLC
Deed
$1,125,250 · Acnb Bank
Jul 29, 1997
$228,688
Thistle Properties LLC
North Amber LP #ii
Grant Deed
$148,650 · First Bank Of Frederick
—
—
Thistle Properties LLC
—
Deed Of Trust
related
$982,987 · Branch Banking & Trust Co
—
—
Thistle Properties LLC
—
Deed Of Trust
related
$850,000 · Frederick County 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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