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Property profile & analytics
FOR SALE
Office Spaces
102 Friends Ln Newtown, PA 18940
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US73-4361534
For Sale
1 / 2
$7,500,000
102 Friends Ln, Newtown, PA 18940
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1970
Total area
16,891 SF
Zoning code
LI
APN
29-010-105-102
UPID
US73-4361534
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
$4.36M
Comparable Approach
Comparable
$3.75M
Blend (final)
Blend
$3.48M
Owner & transaction history
Hoku Group · 19 yrs held
Hoku Group
since 2007
5 recorded transactions
Zoning & alternative use
LI · Newtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.5M
+29.3%
Apartment house (5+ units)
$4.6M
+8.9%
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 Newtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newtown 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%
$4,720,000
6.5%
$4,360,000
7%
$4,045,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,235,000
Current use
RESTAURANT
$5,480,000
Change: +29% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,615,000
Change: +9% · Conversion: Easy
MEDICAL BUILDING
$4,170,000
Change: -2% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,040,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,925,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$3.48M
Range $3.13M – $3.82M · ±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
$206 / 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
$49,177
Tax year 2024
Assessed value
$276,710
Assessed 2024
Previous assessed
$276,710
+0.0% YoY
Effective rate
17.77%
On assessed value
Assessed improvement
$276,710
Improvement market value
$3,790,531
Total market value
$3,790,531
Applied tax rate
29.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
For Sale
Year built
1970
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
16,891 SF
Zoning code
LI
APN
29-010-105-102
UPID
US73-4361534
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Newtown, PA
Zoning LI · permitted uses
LI · Newtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newtown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.2M
RESTAURANT
Est. value
$5.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.9M
OFFICE BUILDING Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1970
Heating
CENTRAL
Cooling
Yes
Stories
1
Current owner
From public records · entity-resolved
Hoku Group
Entity
Mailing address
2809 WINDY BUSH RD, NEWTOWN, PA 18940-3117
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2025
—
Hoku Group LP
—
Deed
related
$3,000,000 · First Bank
Mar 30, 2017
—
Hoku Group LP
—
Deed
related
$3,513,125 · Republic First Bk
May 31, 2007
$2,148,125
Hoku Group
11 Friends Lane INC
Grant Deed
$3,513,125 · Republic First Bank
—
—
Hoku Group LP
—
Deed Of Trust
related
$1,900,000 · Republic Bk
—
—
Hoku Group LP
—
Deed Of Trust
related
$3,513,125 · Republic First Bk
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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