COPT Defense to develop 110,000 sq ft ARLIS office in College Park

COPT Defense Properties executed a build-to-suit lease in December 2025 with the University of Maryland Applied Research Laboratory for Intelligence and Security at 4400 River Road in College Park. The developer plans to start construction in the first quarter of 2026 on a four-story, 110,000 square foot Class A office building, with shell completion scheduled for the second quarter of 2027 and an anticipated capital commitment of about $65 million.

The project expands ARLIS, a university-affiliated research center, and marks COPT Defense’s fifth development within the University of Maryland Discovery District. The site sits inside the university’s major research park, a recognized economic engine that concentrates federal research dollars, university commercialization and private investment in Prince George’s County.

For local residents the immediate effects will be visible. The new building will add 110,000 square feet to the county’s high-end office inventory, driving construction activity and creating near-term contracting opportunities for local firms. The $65 million capital commitment represents a sizable private investment in College Park real estate markets and municipal tax bases; it also reinforces demand for specialized, high-spec office space tied to defense and federal research work rather than general office leasing.

Market implications extend beyond construction. COPT Defense’s repeat investments in the Discovery District signal investor confidence in clustered research ecosystems that combine university talent with government-funded programs. For the county’s commercial real estate market, that translates into stronger demand for Class A, mission-ready space even as broader urban office sectors adjust to hybrid work patterns. The ARLIS expansion underscores a trend toward purpose-built facilities for defense and intelligence research, which tend to have longer lease terms and more specialized build-outs than conventional office tenants.

Local policy and infrastructure will matter as the project advances. The timeline to shell completion in mid-2027 depends on permitting, utility upgrades and traffic management along River Road, particularly during construction. County planners and economic development officials can leverage the project to push local procurement and workforce development initiatives so more of the construction spend stays in Prince George’s County.

Longer term, the development strengthens the Discovery District’s role as a magnet for federal R&D and spillover businesses, supporting restaurants, services and housing near the university precinct. The concentration of defense-related research can also shape transit and parking needs in College Park and influence student and faculty housing demand.

The takeaway? This is not just another office building. It is a targeted, defense-oriented investment that will plug more university-driven research work into the county’s economy. Our two cents? Keep an eye on contractor bid notices and county permitting calendars if you want to tap construction or supplier opportunities, and expect modest upticks in local service demand as the site moves from dirt to shell.