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Property profile & analytics
FOR LEASE
Investment properties
104 S Main St North Wales, PA 19454
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US73-0286166
For Lease
1 / 13
$950/Mo
104 S Main St, North Wales, PA 19454
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1875
Total area
6,878 SF
Lot
0.22 ac (9,400 SF)
Zoning code
OR
APN
14-00-01184-00-8
UPID
US73-0286166
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
-
Superstar Massage Alternative Medicine Practice Spa & Massage Center
-
Whoa Nutrition Specialty Food Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$723k
Blend (final)
Blend
$640k
Owner & transaction history
Stephen N Venezia · 14 yrs held
Stephen N Venezia
since 2011
7 recorded transactions
Zoning & alternative use
OR · North Wales, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Removal of unsafe, unlawful, or abandoned signs. § 208-93 Permits and applications. § 208-94 Nonconforming signs. § 208-95 Signs on the premises of legally nonconforming uses. § 208-96 Substitution clause. § 208-97 Violations and penalties.
Zone name
Office Residential
General category
RESIDENTIAL
Zone area
9.66 ac
Top alternative use upside
Restaurant
$965,000
+30.4%
Apartment house (5+ units)
$955,000
+29.1%
Neighborhood: shopping center
$895,000
+21.1%
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 North Wales submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Wales 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
COMMERCIAL (GENERAL)
$740,000
Current use
RESTAURANT
$965,000
Change: +30% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$955,000
Change: +29% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$895,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$93 / 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
$10,417
Tax year 2023
Assessed value
$255,210
Assessed 2024
Previous assessed
$255,210
+0.0% YoY
Effective rate
4.08%
On assessed value
Assessed land
$92,150
Assessed improvement
$163,060
Land market value
$92,150
Improvement market value
$163,060
Total market value
$255,210
Applied tax rate
14.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
1875
Heating
NONE
Cooling
NONE
Total area
6,878 SF
Lot
0.22 ac (9,400 SF)
Zoning code
OR
APN
14-00-01184-00-8
UPID
US73-0286166
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OR · North Wales, PAZoning OR · permitted uses
OR · North Wales, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Removal of unsafe, unlawful, or abandoned signs. § 208-93 Permits and applications. § 208-94 Nonconforming signs. § 208-95 Signs on the premises of legally nonconforming uses. § 208-96 Substitution clause. § 208-97 Violations and penalties.
Zone name
Office Residential
General category
RESIDENTIAL
Zone area
9.66 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$740,000
RESTAURANT
Est. value
$965,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$955,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$895,000
COMMERCIAL (GENERAL) 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
1875
Heating
NONE
Cooling
Yes
Lot
0.22 ac
Current owner
From public records · entity-resolved
Stephen N Venezia
Individual
Mailing address
50 PARKVIEW CIR, BETHPAGE, NY 11714-2310
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2017
—
Stephen N Venezia
—
Deed
related
$200,000 · Harleysville Svgs Bk
Dec 2, 2011
$650,000
Stephen N Venezia
Mill Pond Properties LLC
Grant Deed
—
Dec 3, 2003
—
National Penn Bk
Mill Pond Prop II,c
Grant Deed
related
$360,000 · National Penn Bank
Feb 9, 2000
$375,000
Millpond Properties II LLC
Millicent R Ladner Estates
Grant Deed
related
$275,000 · First Service Bank
—
—
Mill Pond Properties II LLC
—
Deed Of Trust
related
$100,000 · First Service Bank
—
—
Mill Pond Properties II LLC
—
Deed Of Trust
related
$20,000 · First Service Bank
—
—
Stephen N Venezia
—
Deed Of Trust
related
$200,000 · Harleysville Svgs Bk
—
—
Stephen Venezia
—
Deed Of Trust
related
$240,000 · First Niagara 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.
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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