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Property profile & analytics
OFF-MARKET
Estimated value
$2,235,000
Strip malls
101 Moreland Rd Willow Grove, PA 19090-4109
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US73-2690417
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1986
Total area
15,530 SF
Lot
1.59 ac (69,304 SF)
Zoning code
C1
APN
59-00-12927-00-1
UPID
US73-2690417
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
-
Edible Arrangements Take-out & Catering Catering Service
-
momoyama ramen & hawaiian bbq Restaurant
-
Miracle-Ear Hearing Aid Center Hearing Aid Store Hearing Aid Repair Service
-
PUFF N PASS SMOKE SHOP (Bike/Boat/Book/etc) Store
-
Fisher's Swing Gate Repair Inc Metal Fabrication Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.24M
Owner & transaction history
Haines Plaza Associates INC · 15 yrs held
Haines Plaza Associates INC
since 2011
4 recorded transactions
Zoning & alternative use
C1 · Willow Grove, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.5M
+25.5%
Medical building
$2.5M
+20.9%
Restaurant
$2.2M
+7.7%
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 Willow Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Grove 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
NEIGHBORHOOD: SHOPPING CENTER
$2,025,000
Current use
OFFICE BUILDING
$2,540,000
Change: +26% · Conversion: Moderate
MEDICAL BUILDING
$2,450,000
Change: +21% · Conversion: Difficult
RESTAURANT
$2,180,000
Change: +8% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,160,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,890,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$2.24M
Range $2.01M – $2.46M · ±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
$144 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$81,570
Tax year 2023
Assessed value
$1,716,110
Assessed 2024
Previous assessed
$2,012,500
-14.7% YoY
Effective rate
4.75%
On assessed value
Total market value
$1,716,110
Applied tax rate
59.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1986
Heating
FORCED AIR
Cooling
CENTRAL
Total area
15,530 SF
Lot
1.59 ac (69,304 SF)
Zoning code
C1
APN
59-00-12927-00-1
UPID
US73-2690417
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Willow Grove, PA
Zoning C1 · permitted uses
C1 · Willow Grove, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willow Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.5M
RESTAURANT
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
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
1986
Heating
FORCED AIR
Cooling
Yes
Lot
1.59 ac
Current owner
From public records · entity-resolved
Haines Plaza Associates INC
Entity
Mailing address
PO BOX 771, RICHBORO, PA 18954-0771
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2011
$3,700,000
Haines Plaza Associates INC
Cohen Mark Living Trust
Grant Deed
—
Dec 18, 2009
—
Mark Revoc Living Cohen
Cohen,mark
Quit Claim Deed
related
—
—
—
Mark Cohen
—
Deed Of Trust
related
$960,000 · Jefferson Bank
—
—
Mark Cohen
—
Deed Of Trust
related
$600,000 · Bancorp 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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