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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Office buildings
1098 Washington Xing Rd Washington Crossing, PA 18977-1343
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-2371612
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Total area
8,982 SF
Lot
2.66 ac (115,782 SF)
Zoning code
VC
APN
47-021-010
UPID
US73-2371612
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
-
Ameriprise Financial Services, Inc. Financial Advisor
-
John Arblaster - Ameriprise Financial Services, LLC Financial Advisor
-
Yvonne D. Neiman, MS Physician Medical Clinic
-
Indio Foundation Physician Medical Clinic
-
Ruth Rosenberg, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.32M
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$2.01M
Owner & transaction history
1098 Crossings LLC · 1 yrs held
1098 Crossings LLC
since 2025
7 recorded transactions
Zoning & alternative use
VC · Washington Crossing, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.9M
+56.6%
Apartment house (5+ units)
$2.5M
+31.9%
Medical building
$2.2M
+19.2%
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 Washington Crossing submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Washington Crossing 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%
$2,510,000
6.5%
$2,315,000
7%
$2,150,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,860,000
Current use
RESTAURANT
$2,915,000
Change: +57% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,455,000
Change: +32% · Conversion: Easy
MEDICAL BUILDING
$2,215,000
Change: +19% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,150,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,085,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$1,780,000
Change: -4% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,625,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±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
$224 / 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
$29,856
Tax year 2024
Assessed value
$174,540
Assessed 2024
Previous assessed
$174,540
+0.0% YoY
Effective rate
17.11%
On assessed value
Assessed land
$24,160
Assessed improvement
$150,380
Land market value
$330,957
Improvement market value
$2,059,991
Total market value
$2,390,948
Applied tax rate
47.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Year built
1987
Heating
CENTRAL
Cooling
YES
Stories
2
Total area
8,982 SF
Lot
2.66 ac (115,782 SF)
Zoning code
VC
APN
47-021-010
UPID
US73-2371612
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
VC · Washington Crossing, PA
Zoning VC · permitted uses
VC · Washington Crossing, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Washington Crossing. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.9M
RESTAURANT
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RETAIL STORES
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
OFFICE BUILDING Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1987
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
2.66 ac
Current owner
From public records · entity-resolved
1098 Crossings LLC
Entity
Mailing address
1098 WASHINGTON XING RD, WASHINGTON CROSSING, PA 18977-1343
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2025
$2,100,000
1098 Crossings LLC
Egm Real Estate Holdings LLC
Deed
$1,680,000 · Fifth Third Bank NA
Jan 19, 2023
—
Egm Real Estate Holdings LLC
Mcallister Partnership
Deed
$200,000 · The First National Bank & Trust Co
Feb 28, 2019
—
Mcallister Mcallister Partnership
—
Deed
related
$750,000 · The First Natl Bank & Trust Co Newtown
Feb 21, 2019
—
Meallister Ptshp
—
Trustees Deed
related
$750,000 · First Nat'l Bk
Sep 28, 2017
—
Mcallister Partnership
—
Deed
related
$840,508 · The First Natl Bank & Trust Co Newtown
Mar 17, 2017
—
Mcallister Partnership
—
Deed
related
$195,600 · The First Natl Bank & Trust Co Newtown
Sep 3, 2015
—
Mcallister Ptshp
—
Trustees Deed
related
$100,000 · First Nat'l Bk&tr/newtown
Oct 11, 2005
$1,800,000
Mcallister Partnership
Crossing Associates
Deed
$1,400,000 · The First Natl Bank & Trust Co Newt
—
—
Crossing Associates
—
Deed Of Trust
related
$900,000 · Wilmington Savings Fund Societ
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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