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Property profile & analytics
OFF-MARKET
Estimated value
$2,690,000
Office buildings
1 Caramist Dr, Sinking Spring, PA 19608-8100
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US73-4186224
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Total area
43,060 SF
Lot
7.27 ac (316,681 SF)
APN
4376-01-35-8029
UPID
US73-4186224
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.76M
Blend (final)
Blend
$2.69M
Owner & transaction history
Storage World LLC · 19 yrs held
Storage World LLC
since 2006
7 recorded transactions
Zoning & alternative use
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 Sinking Spring submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sinking Spring 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
$4,325,000
Current use
AUTO REPAIR, GARAGE
$4,055,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$2.69M
Range $2.42M – $2.96M · ±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
$62 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$21,893
Tax year 2024
Assessed value
$1,598,000
Assessed 2024
Previous assessed
$1,598,000
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$613,100
Assessed improvement
$984,900
Land market value
$613,100
Improvement market value
$984,900
Total market value
$1,598,000
Applied tax rate
51.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Heating
NONE
Buildings
2
Stories
1
Total area
43,060 SF
Lot
7.27 ac (316,681 SF)
APN
4376-01-35-8029
UPID
US73-4186224
Jurisdiction
BERKS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$4.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
2007
Heating
NONE
Stories
1
Buildings
2
Lot
7.27 ac
Current owner
From public records · entity-resolved
Storage World LLC
Entity
Mailing address
1 CARAMIST DR, SINKING SPRING, PA 19608-8100
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2014
—
Storage World LLC
—
Grant Deed
related
$1,150,000 · Customers Bk
Dec 10, 2012
—
Storage World LLC
—
Deed Of Trust
related
$12,200,000 · Customers Bank
Nov 3, 2010
—
Storage World LLC
—
Deed Of Trust
related
$6,940,000 · Vist Bank
Oct 10, 2006
$750,000
Storage World LLC
Lnt Forino Properties LP
Deed
$2,000,000 · Communitybanks
—
—
Storage World LLC
—
Deed Of Trust
related
$100,000 · Customers Bk
—
—
Storage World LLC
—
Loan Modification
related
$350,000 · Customers Bk
—
—
Storage World LLC
—
Deed Of Trust
related
$6,500,000 · Customers Bk
—
—
Storage World LLC
—
Loan Modification
related
$250,000 · Customers Bk
—
—
Storage World LLC
—
Deed Of Trust
related
$200,000 · Customers Bank
—
—
Storage World LLC
—
Deed Of Trust
related
$500,000 · Communitybanks
—
—
Storage World LLC
—
Deed Of Trust
related
$3,200,000 · Customers Bk
—
—
Storage World LLC
—
Deed Of Trust
related
$500,000 · Vist Bank
—
—
Storage World LLC
—
Deed Of Trust
related
$36,000 · Vist 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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