Individually Owned Property summary
AI-generated overview
A ground-level office suite of approximately 650 square feet located in the Smallwood Office Building off St. Charles Parkway in Waldorf, Maryland. The space includes a layout with two private offices plus an open work or reception area. The building sits on a 1.5-acre lot. The suite is configured for office use and is subject to an exclusivity restriction that limits use by mental health practices due to an existing tenancy in the building. Utility and building service responsibilities are allocated between the parties, with the suite requiring separate arrangements for communications services and in-suite janitorial, while the building handles real estate taxes, insurance, common area maintenance, and electricity.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,990 SF
Lot
1.5 ac (65,340 SF)
Zoning code
PUD
APN
06-100104
UPID
US40-1029457
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.26M
Owner & transaction history
since 2024
2 recorded transactions
Zoning & alternative use
PUD · Waldorf, MD
Top alternative use upside
Commercial (general)
$1.5M
+49.7%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.26M
Value range
$1.13M – $1.39M
±10% around blend
Estimated value / SF
$421 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
$1.13M
blend $1.26M
$1.39M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,990 SF
Lot area
1.5 ac
Year built
1979
Stories
1
APN
06-100104
Zoning
PUD
Assessed value
$2,241,867
Annual tax
$29,995
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$632k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
18.6 mi away · 3,695 SF
19.7 mi away · 2,613 SF
23.9 mi away · 2,640 SF
24.1 mi away · 3,120 SF
24.2 mi away · 2,272 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.26M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 57 sales
$337
+25%
Submarket 82 sales
$302
+40%
County 103 sales
$286
+47%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $421/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
+50%
vs current-use indication
Office Building · current use
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
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.24M
Move the market yield to see immediate price impact.
Value / SF
$750
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
5.00%7.00%9.00%
$141k
$2.82M
$2.02M
$1.57M
$157k
$3.14M
$2.24M
$1.74M
$173k
$3.45M
$2.47M
$1.92M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$525k
1.8 mi · Feb 2026 · $187/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$29,995
Tax year 2023
Assessed value
$2,241,867
Assessed 2023
Previous assessed
$2,241,867
+0.0% YoY
Effective rate
1.34%
On assessed value
Land market value
$460,600
Improvement market value
$1,837,600
Total market value
$2,298,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
2
Total area
2,990 SF
Lot
1.5 ac (65,340 SF)
Zoning code
PUD
APN
06-100104
UPID
US40-1029457
Jurisdiction
CHARLES
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PUD · Waldorf, MDZoning PUD · permitted uses
PUD · 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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
2
Lot
1.5 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PUD
Jurisdiction
Waldorf, MD
Recorded code
PUD
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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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