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Property profile & analytics
FOR LEASE
Office buildings
1021 W 8Th Ave, King of Prussia, PA 19406
Entity Owned
~
Est. High Equity
Property ID
US73-0326237
For Lease
1 / 2
$10,525,000
1021 W 8Th Ave, King of Prussia, PA 19406
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1968
Total area
49,112 SF
Lot
4.61 ac (200,812 SF)
Zoning code
SM
APN
58-00-06679-00-4
UPID
US73-0326237
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
-
Folkman Law Offices P.C. Law Firm
-
Conrad O'Brien Law Firm
-
College Planning Service America Training Center
-
Lockheed Martin Corporate Office Factory
-
Valley Forge Insurance Insurance Agency Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.64M
CAP Approach
CAP
$12.67M
Comparable Approach
Comparable
$11.60M
Blend (final)
Blend
$10.53M
Owner & transaction history
Connectionspa Montgomery LLC
Connectionspa Montgomery LLC
since 2025
7 recorded transactions
Zoning & alternative use
SM · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$14.5M
+55.4%
Retail stores
$13.2M
+41.6%
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 King of Prussia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King of Prussia 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
$8,920,000
ML approach
$8,640,000
CAP Approach
CAP Return
Estimation
6%
$13,725,000
6.5%
$12,670,000
7%
$11,765,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,345,000
Current use
AUTO REPAIR, GARAGE
$14,515,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$13,225,000
Change: +42% · Conversion: Moderate
MEDICAL BUILDING
$7,740,000
Change: -17% · Conversion: Easy
WAREHOUSE, STORAGE
$7,670,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$10.53M
Range $9.47M – $11.58M · ±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
$214 / 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
$100,018
Tax year 2023
Assessed value
$3,245,450
Assessed 2024
Previous assessed
$3,245,450
+0.0% YoY
Effective rate
3.08%
On assessed value
Assessed land
$772,770
Assessed improvement
$2,472,680
Land market value
$772,770
Improvement market value
$2,472,680
Total market value
$3,245,450
Applied tax rate
58.0000
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 buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1968
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
49,112 SF
Lot
4.61 ac (200,812 SF)
Zoning code
SM
APN
58-00-06679-00-4
UPID
US73-0326237
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
SM · King Of Prussia, PA
Zoning SM · permitted uses
SM · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
King Of Prussia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.3M
AUTO REPAIR, GARAGE
Est. value
$14.5M
RETAIL STORES
Est. value
$13.2M
MEDICAL BUILDING
Est. value
$7.7M
WAREHOUSE, STORAGE
Est. value
$7.7M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1968
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
4.61 ac
Current owner
From public records · entity-resolved
Connectionspa Montgomery LLC
Entity
Mailing address
330 5TH AVE RM #802, NEW YORK, NY 10001-3101
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2026
—
1021 W 8 Holdings LLC
—
Deed
related
$500,852 · Essa Bank & Trust
Oct 3, 2025
—
Connectionspa Montgomery LLC
Regal 1021 8th Avenue LLC
Deed
—
Oct 2, 2025
—
Connectionspa Montgomery LLC
—
Deed
related
$21,263,442 · County Of Montgomery
Apr 7, 2021
—
1021 W 8 Holdings LLC
—
Deed
related
$6,825,000 · Essa Bank & Trust
Feb 19, 2021
$6,912,809
1021 W 8 Holdings LLC
Ms County Line Associates LLC
Deed
—
May 26, 2020
—
Ms County Line Associates LLC
—
Deed
related
$6,375,000 · Essa Bk & Tr
May 23, 2019
$3,000,000
Ms County Line Associates LLC
Pbe Companies LLC
Grant Deed
$2,250,000 · Essa Bk&tr
Dec 12, 2018
$1,902
Pbe Companies LLC
Sheriff Of Montgomery County|1021 West 8th Avenue
Trustees Deed
related
—
May 7, 2009
—
1021 West 8th Avenue
—
Deed Of Trust
related
$6,000,000 · Sovereign Bank
Feb 28, 2000
—
1021 West 8th Avenue LP
—
Deed Of Trust
related
$7,103,562 · Pnc Bank
Jan 5, 2000
$3,763,730
1021 West 8th Avenue LP
Pennsylvania Manufacturers
Trustees Deed
$4,100,000 · Pnc Bank
Jan 5, 2000
—
Pennsylvania Manufacturers
Gulph Industries INC
Trustees Deed
related
—
Nov 30, 1999
$3,000,000
Gulph Industries INC
Montgomery County Industrial
Grant Deed
—
—
—
1021 W 8th Avenue
—
Deed Of Trust
related
$750,000 · Sovereign Bank
—
—
Ms County Line Associates LLC
—
Deed Of Trust
related
$6,375,000 · Essa Bk & Tr
—
—
1021 West 8th Avenue LP
—
Deed Of Trust
related
$6,050,000 · Sovereign Bank
—
—
W 8th Ave 1021
—
Deed Of Trust
related
$1,000,000 · Sovereign Bank
—
—
W 8th Ave 1021
—
Deed Of Trust
related
$6,092,680
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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