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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Garden apartment buildings
100 Dream Dr, Wind Gap, PA 18091-7700
Entity Owned
6-yr Hold
Property ID
US73-4120637
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2020
Total area
13,872 SF
Lot
23.48 ac (1,022,789 SF)
Zoning code
IE
APN
E8 20 1 0638
UPID
US73-4120637
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
$1.30M
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$1.17M
Owner & transaction history
Dream Lehigh Valley LLC · 6 yrs held
Dream Lehigh Valley LLC
since 2019
4 recorded transactions
Zoning & alternative use
IE · Wind Gap, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+62.2%
Restaurant
$1.6M
+37.3%
Commercial (general)
$1.5M
+36.5%
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 Wind Gap submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wind Gap 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%
$1,405,000
6.5%
$1,300,000
7%
$1,205,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,130,000
Current use
RETAIL STORES
$1,835,000
Change: +62% · Conversion: Difficult
RESTAURANT
$1,555,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,545,000
Change: +36% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,460,000
Change: +29% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,135,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±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
$84 / 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
$562,808
Tax year 2024
Assessed value
$6,632,200
Assessed 2024
Previous assessed
$6,632,200
+0.0% YoY
Effective rate
8.49%
On assessed value
Assessed land
$1,074,500
Assessed improvement
$5,557,700
Land market value
$2,149,000
Improvement market value
$11,115,400
Total market value
$13,264,400
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2020
Heating
YES
Cooling
CENTRAL
Buildings
12
Units
4
Total area
13,872 SF
Lot
23.48 ac (1,022,789 SF)
Zoning code
IE
APN
E8 20 1 0638
UPID
US73-4120637
Jurisdiction
NORTHAMPTON
Zoning & alternative use
IE · Wind Gap, PA
Zoning IE · permitted uses
IE · Wind Gap, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wind Gap. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.8M
RESTAURANT
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
2020
Heating
YES
Cooling
Yes
Buildings
12
Units
4
Lot
23.48 ac
Current owner
From public records · entity-resolved
Dream Lehigh Valley LLC
Entity
Mailing address
835 W HAMILTON ST #800, ALLENTOWN, PA 18101-2426
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2019
$2,385,500
Dream Lehigh Valley LLC
Water S Edge At Wind Gap LLC
Deed
$23,100,000 · Malvern Bank NA
Jan 12, 2010
$21,400
Waters Edge At Wind Gap LLC
Muschlitz,jack E
Grant Deed
—
Apr 29, 2005
$135,000
Jack E Muschlitz
Ertle,james P
Grant Deed
—
Jan 12, 2004
$38,000
James P Ertle
Pennsylvania-american Water
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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