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Property profile & analytics
OFF-MARKET
Estimated value
$13,570,000
Office buildings
839 Bestgate Rd Annapolis, MD 21401-3472
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US40-1039998
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
BRICK
Total area
31,708 SF
Lot
3.71 ac (161,608 SF)
Zoning code
TC
APN
02-000-09622245
UPID
US40-1039998
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
-
wonderful home health care Home Health Care Service
-
Wellness for Mind, Body & Spirit by Yvonne Dreptate Counselor Aromatherapy Service
-
Annapolis place Business Service Center Corporate Office
-
Surrogacy Services Medical Clinic
-
Foundation Wealth And Tax Advisors Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$17.58M
Blend (final)
Blend
$13.57M
Owner & transaction history
Church Creek One LLC · 8 yrs held
Church Creek One LLC
since 2017
6 recorded transactions
Zoning & alternative use
TC · Annapolis, 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 Annapolis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Annapolis 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
OFFICE BUILDING
$17,725,000
Current use
RESTAURANT
$15,405,000
Change: -13% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$14,445,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$13.57M
Range $12.21M – $14.93M · ±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
$428 / 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
$82,049
Tax year 2023
Assessed value
$7,513,600
Assessed 2023
Previous assessed
$7,350,000
+2.2% YoY
Effective rate
1.09%
On assessed value
Land market value
$4,923,000
Improvement market value
$2,917,800
Total market value
$7,840,800
Applied tax rate
2.0000
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
1980
Construction
BRICK
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Units
2
Total area
31,708 SF
Lot
3.71 ac (161,608 SF)
Zoning code
TC
APN
02-000-09622245
UPID
US40-1039998
Jurisdiction
ANNE ARUNDEL
Zoning & alternative use
TC · Annapolis, MDZoning TC · permitted uses
TC · Annapolis, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$17.7M
RESTAURANT
Est. value
$15.4M
INDUSTRIAL (GENERAL)
Est. value
$14.4M
OFFICE BUILDING Current
RESTAURANT
INDUSTRIAL (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
1980
Construction
BRICK
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
3.71 ac
Current owner
From public records · entity-resolved
Church Creek One LLC
Entity
Mailing address
839 BESTGATE RD STE #400, ANNAPOLIS, MD 21401-3474
Ownership since
2017
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
Mar 18, 2021
—
Church Creek One LLC
—
Deed
related
$1,000,000 · First Citizens Bank & Trust Co
Apr 16, 2020
—
Church Creek One LLC
—
Deed
related
$5,850,000 · First Citizens Bank & Trust Co
Dec 19, 2017
$7,350,000
Church Creek One LLC
Parole Bestgate LLC
Grant Deed
$5,880,000 · Severn Svgs Bk Fsb
Aug 26, 1997
—
Parole Bestgate LLC
Bestgate Facility INC
Quit Claim Deed
related
$3,100,000 · Grandbank
Aug 26, 1997
$3,100,000
Parole,bestgate LLC
Bestgate,facilit
Grant Deed
related
$2,792,000
—
—
Parole Bestgate LLC
—
Deed Of Trust
related
$5,000,000 · Branch Banking & Trust Co
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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