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Property profile & analytics
OFF-MARKET
Estimated value
$22,140,000
Retail properties & Spaces
100 Veterans Way Warminster, PA 18974-3533
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US73-3057175
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2011
Total area
140,444 SF
Lot
15.31 ac (666,773 SF)
Zoning code
I
APN
49-009-533
UPID
US73-3057175
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
-
Costco Tire Center (Bike/Boat/Book/etc) Store Auto Parts Store
-
Costco Food Court Restaurant
-
Costco Pharmacy Pharmacy
-
Costco Optical Ophthalmologist (Bike/Boat/Book/etc) Store
-
Hung Lu, OD (Costco Optical) Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.55M
Blend (final)
Blend
$22.14M
Owner & transaction history
Costco Wholesale Corp · 15 yrs held
Costco Wholesale Corp
since 2011
6 recorded transactions
Zoning & alternative use
I · Warminster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$34.7M
+24.6%
Commercial (general)
$33.6M
+20.8%
Auto repair, garage
$32.6M
+17.3%
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 Warminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warminster 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
RETAIL STORES
$27,820,000
Current use
MEDICAL BUILDING
$34,660,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$33,600,000
Change: +21% · Conversion: Easy
AUTO REPAIR, GARAGE
$32,635,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$25,430,000
Change: -9% · Conversion: Moderate
OFFICE BUILDING
$22,645,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$22.14M
Range $19.93M – $24.35M · ±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
$158 / 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
$333,577
Tax year 2024
Assessed value
$1,580,450
Assessed 2024
Previous assessed
$1,580,450
+0.0% YoY
Effective rate
21.11%
On assessed value
Assessed land
$382,680
Assessed improvement
$1,197,770
Land market value
$5,242,169
Improvement market value
$16,407,736
Total market value
$21,649,905
Applied tax rate
49.0000
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
2011
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
140,444 SF
Lot
15.31 ac (666,773 SF)
Zoning code
I
APN
49-009-533
UPID
US73-3057175
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I · Warminster, PAZoning I · permitted uses
I · Warminster, PA
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
RETAIL STORES Current
Est. value
$27.8M
MEDICAL BUILDING
Est. value
$34.7M
COMMERCIAL (GENERAL)
Est. value
$33.6M
AUTO REPAIR, GARAGE
Est. value
$32.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$25.4M
OFFICE BUILDING
Est. value
$22.6M
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2011
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
15.31 ac
Current owner
From public records · entity-resolved
Costco Wholesale Corp
Entity
Mailing address
999 LK DR, ISSAQUAH, WA 98027-8990
Ownership since
2011
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
Jun 7, 2011
—
Costco Wholesale Corp
Franklin Corp Center Assocs LP
Grant Deed
—
Apr 4, 2011
—
Franklin Corp Center Assocs LP
—
Deed Of Trust
related
$1,050,000 · 1time Funding LLC
Aug 30, 2010
—
Franklin Corporate Center Asso
—
Grant Deed
related
$3,300,000 · Fox Chase Bank
Aug 11, 2004
—
Franklin Corp Ctr Assn LP
Owner,record
Grant Deed
related
—
Jul 15, 2003
—
Franklin Corporate Ctr Assoc
Warminster Campus LP
Grant Deed
$5,550,000 · National Penn Bank
—
—
Franklin Corporate Center
—
Deed Of Trust
related
$600,000 · Abington 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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