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Property profile & analytics
OFF-MARKET
Estimated value
$75,170,000
Manufacturing properties
1000 Willowbrook Rd Northampton, PA 18067-8833
Entity Owned
8-yr Hold
Free & Clear
Property ID
US73-5140770
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2018
Total area
1,069,582 SF
Lot
218.15 ac (9,502,614 SF)
Zoning code
RS
APN
M5 2 16A 0501
UPID
US73-5140770
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
-
FEDEX GROUND Courier Service Postal Service
-
FedEx Lehigh Valley Hub Shipping Company Freight Service
-
Pa 1000 Warehouse & Storage
-
Lehi Pa Restaurant
-
Shop freefire Mobile Phone Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$77.61M
Blend (final)
Blend
$75.17M
Owner & transaction history
FEDEX GROUND PACKAGE SYSTEM INC
FEDEX GROUND PACKAGE SYSTEM INC
Zoning & alternative use
RS · Northampton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$119.8M
+36.7%
Auto repair, garage
$112.6M
+28.5%
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 Northampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northampton 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
INDUSTRIAL (GENERAL)
$87,640,000
Current use
RESTAURANT
$119,770,000
Change: +37% · Conversion: Difficult
AUTO REPAIR, GARAGE
$112,615,000
Change: +29% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$87,265,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$75,930,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$75.17M
Range $67.65M – $82.69M · ±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
$70 / 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
$1,847,818
Tax year 2024
Assessed value
$25,840,000
Assessed 2024
Previous assessed
$25,840,000
+0.0% YoY
Effective rate
7.15%
On assessed value
Assessed land
$2,565,100
Assessed improvement
$23,274,900
Land market value
$5,130,200
Improvement market value
$46,549,800
Total market value
$51,680,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2018
Heating
YES
Cooling
CENTRAL
Buildings
4
Units
1
Total area
1,069,582 SF
Lot
218.15 ac (9,502,614 SF)
Zoning code
RS
APN
M5 2 16A 0501
UPID
US73-5140770
Jurisdiction
NORTHAMPTON
Zoning & alternative use
RS · Northampton, PAZoning RS · permitted uses
RS · Northampton, 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
INDUSTRIAL (GENERAL) Current
Est. value
$87.6M
RESTAURANT
Est. value
$119.8M
AUTO REPAIR, GARAGE
Est. value
$112.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$87.3M
COMMERCIAL (GENERAL)
Est. value
$75.9M
INDUSTRIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (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
2018
Heating
YES
Cooling
Yes
Buildings
4
Units
1
Lot
218.15 ac
Current owner
From public records · entity-resolved
FEDEX GROUND PACKAGE SYSTEM INC
Entity
Free & Clear · 0 yrs held
Mailing address
1000 FEDEX DR, MOON TOWNSHIP, PA 15108-9373
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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