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Property profile & analytics
OFF-MARKET
Estimated value
$7,150,000
Office buildings
9770 Patuxent Woods Dr, Columbia, MD 21046-1530
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US40-0637520
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
28,810 SF
Lot
10.59 ac (461,300 SF)
Zoning code
NT
APN
16-182036
UPID
US40-0637520
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
-
211 Maryland Social Service Agency Charitable Organization
-
MakingChange Consultant
-
JustLiving Advocacy, Inc. Association / Organization
-
This Point Forward Charitable Organization Social Service Agency
-
Lindaben Foundation Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.58M
Comparable Approach
Comparable
$8.87M
Blend (final)
Blend
$7.15M
Owner & transaction history
P Portfolio Owner LLC · 7 yrs held
P Portfolio Owner LLC
since 2019
3 recorded transactions
Zoning & alternative use
NT · Columbia, MD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.6M
+81.1%
Retail stores
$8.6M
+46.7%
Commercial (general)
$6.6M
+12.3%
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 Columbia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Columbia 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%
$8,205,000
6.5%
$7,575,000
7%
$7,035,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,865,000
Current use
AUTO REPAIR, GARAGE
$10,620,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$8,600,000
Change: +47% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,580,000
Change: +12% · Conversion: Easy
WAREHOUSE, STORAGE
$5,260,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$7.15M
Range $6.44M – $7.87M · ±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
$248 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$165,409
Tax year 2022
Assessed value
$16,404,600
Assessed 2023
Previous assessed
$14,689,933
+11.7% YoY
Effective rate
1.01%
On assessed value
Assessed land
$4,151,700
Assessed improvement
$12,252,900
Land market value
$4,151,700
Improvement market value
$12,252,900
Total market value
$16,404,600
Applied tax rate
16.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
4
Stories
1
Units
4
Total area
28,810 SF
Lot
10.59 ac (461,300 SF)
Zoning code
NT
APN
16-182036
UPID
US40-0637520
Jurisdiction
HOWARD
Zoning & alternative use
NT · Columbia, MD
Zoning NT · permitted uses
NT · Columbia, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Columbia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$10.6M
RETAIL STORES
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$6.6M
WAREHOUSE, STORAGE
Est. value
$5.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
4
Units
4
Lot
10.59 ac
Current owner
From public records · entity-resolved
P Portfolio Owner LLC
Entity
Mailing address
59 SARLES ST, ARMONK, NY 10504-1230
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2019
$47,500,000
P Portfolio Owner LLC
Lsop 3 Md 3 LLC
Grant Deed
$36,575,000 · Barclays Cap R/e
Jul 25, 2018
—
Lsop 3 Md 3 LLC
—
Deed
related
$270,000,000 · Jpmorgan Chase Bank NA
Apr 1, 2014
$24,740,000
Lsop 3 Md 3 LLC
Liberty Property LP
Grant Deed
—
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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