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Property profile & analytics
OFF-MARKET
Estimated value
$4,485,000
Warehouses
102 Witmer Rd Horsham, PA 19044-2211
Entity Owned
19-yr Hold
Free & Clear
Property ID
US73-5724550
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1975
Total area
49,672 SF
Lot
4.11 ac (179,032 SF)
Zoning code
I1
APN
36-00-11954-01-6
UPID
US73-5724550
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
-
Endo Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.49M
Owner & transaction history
Are-pa Region 6 LLC · 19 yrs held
Are-pa Region 6 LLC
since 2006
4 recorded transactions
Zoning & alternative use
I1 · Horsham, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.0M
+53.1%
Apartment house (5+ units)
$6.9M
+51.6%
Neighborhood: shopping center
$6.5M
+42.2%
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 Horsham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Horsham 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
WAREHOUSE, STORAGE
$4,555,000
Current use
RESTAURANT
$6,970,000
Change: +53% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,905,000
Change: +52% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,475,000
Change: +42% · Conversion: Moderate
Blend value · Realmo final
$4.49M
Range $4.04M – $4.93M · ±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
$90 / 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
$132,063
Tax year 2023
Assessed value
$3,359,730
Assessed 2024
Previous assessed
$3,359,730
+0.0% YoY
Effective rate
3.93%
On assessed value
Assessed land
$302,020
Assessed improvement
$3,057,710
Land market value
$302,020
Improvement market value
$3,057,710
Total market value
$3,359,730
Applied tax rate
36.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1975
Heating
FORCED AIR
Cooling
CENTRAL
Total area
49,672 SF
Lot
4.11 ac (179,032 SF)
Zoning code
I1
APN
36-00-11954-01-6
UPID
US73-5724550
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I1 · Horsham, PAZoning I1 · permitted uses
I1 · Horsham, 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
WAREHOUSE, STORAGE Current
Est. value
$4.6M
RESTAURANT
Est. value
$7.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
WAREHOUSE, STORAGE Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1975
Heating
FORCED AIR
Cooling
Yes
Lot
4.11 ac
Current owner
From public records · entity-resolved
Are-pa Region 6 LLC
Entity
Free & Clear · 19 yrs held
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Ownership since
2006
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
Sep 18, 2006
$21,050
Are-pa Region 6 LLC
Neose Technologies INC
Grant Deed
—
Mar 25, 1997
—
Neose Technologies INC
Pennsylvania Business Campus
Grant Deed
$8,400,000 · Jefferson Bank
—
—
Neose Tech INC
—
Deed Of Trust
related
$8,000,000 · Brown Bros Harriman
—
—
Neose Tech INC
—
Deed Of Trust
related
$1,000,000 · Brown Bros Harriman
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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