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Property profile & analytics
OFF-MARKET
Estimated value
$2,260,000
Retail properties & Spaces
104 G P Clement Dr, Collegeville, PA 19426-2044
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-2881012
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
1994
Total area
7,680 SF
Lot
2.15 ac (93,654 SF)
Zoning code
LI
APN
48-00-00788-00-1
UPID
US73-2881012
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
$2.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$2.26M
Owner & transaction history
Daniel C Mcclain · 3 yrs held
Daniel C Mcclain
since 2022
Last sale
$2.2M
6 recorded transactions
Zoning & alternative use
LI · Collegeville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+143.0%
Retail stores
$2.1M
+121.4%
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 Collegeville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Collegeville 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
$2,275,000
ML approach
$2,370,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,270,000
Change: +143% · Conversion: Difficult
RETAIL STORES
$2,070,000
Change: +121% · Conversion: Difficult
Blend value · Realmo final
$2.26M
Range $2.03M – $2.49M · ±10% · vs last sale $2.20M (Aug 17 2022)
Last sale anchor
$2.20M
Aug 17 2022
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
$294 / 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
$24,315
Tax year 2023
Assessed value
$576,490
Assessed 2024
Previous assessed
$576,490
+0.0% YoY
Effective rate
4.22%
On assessed value
Assessed land
$162,310
Assessed improvement
$414,180
Land market value
$162,310
Improvement market value
$414,180
Total market value
$576,490
Applied tax rate
48.0000
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
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
1994
Heating
FORCED AIR
Cooling
CENTRAL
Total area
7,680 SF
Lot
2.15 ac (93,654 SF)
Zoning code
LI
APN
48-00-00788-00-1
UPID
US73-2881012
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Collegeville, PA
Zoning LI · permitted uses
LI · Collegeville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Collegeville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$2.1M
AUTO REPAIR, GARAGE
RETAIL STORES
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
1994
Heating
FORCED AIR
Cooling
Yes
Lot
2.15 ac
Current owner
From public records · entity-resolved
Daniel C Mcclain
Individual
Mailing address
19152 GERMANNA HWY, CULPEPER, VA 22701-6023
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2022
$2,200,000
Daniel C Mcclain
Charles F Santangelo JR
Deed
$2,080,400 · First Exchange Bank
Jun 30, 2011
$1,000,000
Charles F Santangelo JR.
Sacks,james O & Laurie
Grant Deed
—
Jul 31, 2009
—
James O Sacks JR.
—
Trustees Deed
related
$365,068 · Univest National Bank & Tr Co
Jan 21, 2009
—
James O Sacks JR.
—
Trustees Deed
related
$390,066 · Univest National Bank & Tr Co
Nov 12, 1997
$500,000
James O Sacks
Gorski Assoc INC
Grant Deed
$260,000 · Union Bank & Trust
—
—
Charles Santangelo JR.
—
Deed Of Trust
related
$600,000 · Bank Of America
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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