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Property profile & analytics
OFF-MARKET
Estimated value
$100,185,000
Office Spaces
1 1st Ave Conshohocken, PA 19428-1800
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US73-0055980
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2021
Total area
520,066 SF
Lot
1.02 ac (44,327 SF)
Zoning code
HB
APN
05-00-02810-00-2
UPID
US73-0055980
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
-
AmerisourceBergen Corporation Pharmacy Industrial Manufacturer
-
Perks Coffee Cafe & Coffee Shop
-
Anthony Keane Corporate Office
-
Symetra Financial Corporation Insurance Agency
-
GLOBAL Capital Management Corporation Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$110.31M
Blend (final)
Blend
$100.19M
Owner & transaction history
Sora West Ou Owner LLC · 7 yrs held
Sora West Ou Owner LLC
since 2019
6 recorded transactions
Zoning & alternative use
HB · Conshohocken, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$153.7M
+80.6%
Retail stores
$140.0M
+64.6%
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 Conshohocken submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Conshohocken 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$85,095,000
Current use
AUTO REPAIR, GARAGE
$153,715,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$140,040,000
Change: +65% · Conversion: Moderate
COMMERCIAL (GENERAL)
$83,175,000
Change: -2% · Conversion: Easy
MEDICAL BUILDING
$81,975,000
Change: -4% · Conversion: Easy
RESTAURANT
$72,995,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$72,285,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$100.19M
Range $90.17M – $110.20M · ±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
$193 / 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
$1,664,693
Tax year 2023
Assessed value
$47,976,610
Assessed 2024
Previous assessed
$47,976,610
+0.0% YoY
Effective rate
3.47%
On assessed value
Total market value
$47,976,610
Applied tax rate
5.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2021
Heating
NONE
Cooling
NONE
Total area
520,066 SF
Lot
1.02 ac (44,327 SF)
Zoning code
HB
APN
05-00-02810-00-2
UPID
US73-0055980
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
HB · Conshohocken, PA
Zoning HB · permitted uses
HB · Conshohocken, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Conshohocken. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$85.1M
AUTO REPAIR, GARAGE
Est. value
$153.7M
RETAIL STORES
Est. value
$140.0M
COMMERCIAL (GENERAL)
Est. value
$83.2M
MEDICAL BUILDING
Est. value
$82.0M
RESTAURANT
Est. value
$73.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$72.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2021
Heating
NONE
Cooling
Yes
Lot
1.02 ac
Current owner
From public records · entity-resolved
Sora West Ou Owner LLC
Entity
Mailing address
1001 CONSHOHOCKEN STATE RD STE 2-201, W CNSHOHOCKEN, PA 19428-2956
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2021
—
Sora West Ou Owner LLC
—
Deed
related
$215,000,000 · Citizens Bank NA
Jan 22, 2019
$6,463,296
Sora West Ou Owner LLC
Keystone Riv Crossing First
Grant Deed
related
$149,384,000 · Starwood Prop Mtg
Jan 22, 2019
—
Keystone Riv Crossing First LP
Keystone Riv Crossing First LP
Correction Deed
related
—
Feb 4, 2004
—
Column Fin INC
Keystone River Cro Ing Elm
Grant Deed
related
—
May 13, 2003
$4,515,840
River Cross Ing First Keystone
One First Ave Asso
Grant Deed
related
$7,400,000 · Sovereign Bank
—
—
One First Avenue Associates LP
—
Deed Of Trust
related
$4,250,000 · Sovereign 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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