Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
BRICK
Total area
33,930 SF
Lot
0.17 ac (7,217 SF)
Zoning code
EOF3.
APN
13-01431031
UPID
US40-0682926
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Ophthalmologist
-
Ophthalmologist
-
Physician
-
Eye Care Center
-
Ophthalmologist
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.81M
Comparable Approach
Comparable
$9.08M
Blend (final)
Blend
$11.85M
Owner & transaction history
since 2022
Last sale
$11.9M
6 recorded transactions
Zoning & alternative use
EOF3. · Silver Spring, MD
Top alternative use upside
Industrial (general)
$16.2M
+3.3%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
4 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
$11.85M
Value range
$10.66M – $13.03M
±10% around blend
Estimated value / SF
$349 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
$10.66M
blend $11.85M
$13.03M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
33,930 SF
Lot area
0.17 ac
Year built
1980
Stories
6
APN
13-01431031
Zoning
EOF3.
Assessed value
$3,774,533
Annual tax
$19,310
3
Income approach: direct capitalization
Partial preview
Income approach indication
$6.81M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.37M
@ 6.5% CAP return
$6.81M
@ 7% CAP return
$6.32M
4
Sales comparison
Partial preview
Sales approach indication
$14.33M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.2 mi away · 38,067 SF
17.7 mi away · 36,498 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$11.85M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 29 sales
$461
-24%
Submarket 63 sales
$330
+6%
County 255 sales
$317
+10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $349/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+3%
vs current-use indication
Office Building · current use
Retail Stores
Commercial (general)
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
Modeled
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: income and sales evidence cover the value conclusion.
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
3.70%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.70%
9.0%
NOI (est.)
$830k *
Last sale · Oct 2022
$11.85M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$22.42M
Move the market yield to see immediate price impact.
Value / SF
$661
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
3.20%3.70%4.20%
$747k
$23.33M
$20.18M
$17.78M
$830k
$25.92M
$22.42M
$19.75M
$912k
$28.51M
$24.66M
$21.73M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$16.50M
10.6 mi · Feb 2026 · $596/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$19,310
Tax year 2022
Assessed value
$3,774,533
Assessed 2023
Previous assessed
$3,627,867
+4.0% YoY
Effective rate
0.51%
On assessed value
Land market value
$383,400
Improvement market value
$3,537,800
Total market value
$3,921,200
Applied tax rate
48.0000
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
1980
Construction
BRICK
Heating
YES
Cooling
YES
Stories
6
Units
1
Total area
33,930 SF
Lot
0.17 ac (7,217 SF)
Zoning code
EOF3.
APN
13-01431031
UPID
US40-0682926
Jurisdiction
MONTGOMERY
Metro division
BETHESDA-GAITHERSBURG-FREDERICK, MD METROPOLITAN DIVISION
Zoning & alternative use
EOF3. · Silver Spring, MDZoning EOF3. · permitted uses
EOF3. · Silver Spring, 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
1980
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
6
Units
1
Lot
0.17 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
EOF3.
Jurisdiction
Silver Spring, MD
Recorded code
EOF3.
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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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