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Property profile & analytics
OFF-MARKET
Estimated value
$1,070,000
Investment properties
11 Park Ave Willow Grove, PA 19090-3208
Entity Owned
6-yr Hold
Free & Clear
Property ID
US73-3029884
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Total area
14,039 SF
Lot
0.22 ac (9,750 SF)
Zoning code
TC1
APN
59-00-14041-00-3
UPID
US73-3029884
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
-
Willow Grove Apartments Apartment Building
-
Park Avenue Tattoo Tattoo & Piercing Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$995k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.07M
Owner & transaction history
11 Park Ave LLC · 6 yrs held
11 Park Ave LLC
since 2020
Last sale
$1.1M
6 recorded transactions
Zoning & alternative use
TC1 · Willow Grove, PA
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 Willow Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Grove 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
$1,055,000
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,710,000
Current use
Blend value · Realmo final
$1.07M
Range $963k – $1.18M · ±10% · vs last sale $1.10M (May 1 2020)
Last sale anchor
$1.10M
May 1 2020
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
$76 / 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
$16,552
Tax year 2023
Assessed value
$348,250
Assessed 2024
Previous assessed
$348,250
+0.0% YoY
Effective rate
4.75%
On assessed value
Assessed land
$98,320
Assessed improvement
$249,930
Land market value
$98,320
Improvement market value
$249,930
Total market value
$348,250
Applied tax rate
59.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1910
Heating
FORCED AIR
Cooling
WINDOW A/C
Stories
3
Units
40
Total area
14,039 SF
Lot
0.22 ac (9,750 SF)
Zoning code
TC1
APN
59-00-14041-00-3
UPID
US73-3029884
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
TC1 · Willow Grove, PA
Zoning TC1 · permitted uses
TC1 · Willow Grove, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willow Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
COMMERCIAL (GENERAL) Current
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
1910
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
40
Lot
0.22 ac
Current owner
From public records · entity-resolved
11 Park Ave LLC
Entity
Free & Clear · 6 yrs held
Mailing address
9 PARK AVE #11, WILLOW GROVE, PA 19090
Ownership since
2020
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
May 1, 2020
$1,100,000
11 Park Ave LLC
Thomas Richard Living Trust
Grant Deed
—
Mar 15, 2018
—
Richard,thomas Rev Living Trust
Thomas,richard
Quit Claim Deed
related
—
Feb 23, 2018
—
Richard Thomas
Thomas,richard & Sunja E
Quit Claim Deed
related
—
Mar 1, 2011
—
Richard Thomas
Thomas,richard
Quit Claim Deed
related
—
Jul 16, 1983
—
Robert H Distefano
—
Grant Deed
related
—
—
—
Robert H Distefano
—
Deed Of Trust
related
$50,000 · Pnc Bank
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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