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Property profile & analytics
OFF-MARKET
Estimated value
$27,500,000
Retail properties & Spaces
100 Neshaminy St Langhorne, PA 19047
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-1755421
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1968
Total area
171,537 SF
Lot
22.16 ac (965,290 SF)
Zoning code
HC
APN
02-001-037-002
UPID
US73-1755421
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
$27.50M
CAP Approach
CAP
$38.30M
Comparable Approach
Comparable
$20.75M
Blend (final)
Blend
$27.50M
Owner & transaction history
E & P At Neshaminy LLC · 1 yrs held
E & P At Neshaminy LLC
since 2024
Last sale
$27.5M
4 recorded transactions
Zoning & alternative use
HC · Langhorne, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$42.3M
+19.4%
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 Langhorne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Langhorne 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
$27,500,000
ML approach
$27,500,000
CAP Approach
CAP Return
Estimation
6%
$41,485,000
6.5%
$38,295,000
7%
$35,560,000
Alternative Use
Use
Estimation
RETAIL STORES
$35,460,000
Current use
MEDICAL BUILDING
$42,330,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$32,870,000
Change: -7% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$31,060,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$27.50M
Range $24.75M – $30.25M · ±10% · vs last sale $27.50M (Jul 23 2024)
Last sale anchor
$27.50M
Jul 23 2024
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
$160 / 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
$327,725
Tax year 2024
Assessed value
$1,501,260
Assessed 2024
Previous assessed
$1,501,260
+0.0% YoY
Effective rate
21.83%
On assessed value
Assessed land
$482,670
Assessed improvement
$1,018,590
Land market value
$6,611,889
Improvement market value
$13,953,227
Total market value
$20,565,116
Applied tax rate
2.0000
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1968
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
171,537 SF
Lot
22.16 ac (965,290 SF)
Zoning code
HC
APN
02-001-037-002
UPID
US73-1755421
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
HC · Langhorne, PA
Zoning HC · permitted uses
HC · Langhorne, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Langhorne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$35.5M
MEDICAL BUILDING
Est. value
$42.3M
OFFICE BUILDING
Est. value
$32.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$31.1M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1968
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
22.16 ac
Current owner
From public records · entity-resolved
E & P At Neshaminy LLC
Entity
Mailing address
1195 PO BOX 101042ND STE #2000, CHICAGO, IL 60610-8900
Ownership since
2024
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
Jul 23, 2024
$27,500,000
E & P At Neshaminy LLC
Neshaminy Mall Limited Partnership
Deed
$19,250,000 · Mid Penn Bank
Oct 5, 2017
$16,576,730
Neshaminy Anchor Acquisition L
Sears Roebuck & Co
Grant Deed
—
Mar 27, 2017
—
Sears Roebuck & Co
—
Grant Deed
related
$600,000,000 · Citibank
—
—
Sears Roebuck & Co
—
Deed Of Trust
related
$600,000,000 · Private Individual
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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