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Property profile & analytics
OFF-MARKET
Estimated value
$1,505,000
Hotels
110 Main St Sellersville, PA 18960-2361
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-0423613
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1930
Total area
15,390 SF
Lot
0.23 ac (10,062 SF)
APN
39-005-106
UPID
US73-0423613
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
-
Johnny Roc's Pizza Plus Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.54M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.51M
Owner & transaction history
4s Sellersville 110 LLC · 4 yrs held
4s Sellersville 110 LLC
since 2022
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.3M
+177.2%
Medical building
$2.0M
+137.1%
Office building
$2.0M
+132.9%
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 Sellersville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sellersville 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
$1,465,000
ML approach
$1,535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,340,000
Change: +177% · Conversion: Difficult
MEDICAL BUILDING
$2,000,000
Change: +137% · Conversion: Difficult
OFFICE BUILDING
$1,965,000
Change: +133% · Conversion: Difficult
RESTAURANT
$1,855,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,745,000
Change: +107% · Conversion: Difficult
RETAIL STORES
$1,615,000
Change: +92% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$905,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$1.51M
Range $1.35M – $1.66M · ±10% · vs last sale $1.51M (May 24 2022)
Last sale anchor
$1.51M
May 24 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
$98 / 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
$15,176
Tax year 2024
Assessed value
$80,000
Assessed 2024
Previous assessed
$80,000
+0.0% YoY
Effective rate
18.97%
On assessed value
Assessed land
$8,320
Assessed improvement
$71,680
Land market value
$113,972
Improvement market value
$981,914
Total market value
$1,095,886
Applied tax rate
39.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1930
Heating
CENTRAL
Cooling
NONE
Stories
2
Total area
15,390 SF
Lot
0.23 ac (10,062 SF)
APN
39-005-106
UPID
US73-0423613
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
COMMERCIAL (GENERAL)
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.0M
RESTAURANT
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$905,000
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1930
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
4s Sellersville 110 LLC
Entity
Mailing address
1128 SLOTTER RD, PERKASIE, PA 18944-4049
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2022
$1,510,000
4s Sellersville 110 LLC
Raymond Passante
Deed
$1,350,075 · Harleysville Bank
Jul 28, 2004
$1,300,000
Raymond Passante
Gerhart,g C & Sumi M
Grant Deed
$1,300,000 · First Savings Bank Perkasie
Jun 24, 1999
$416,600
Gerhart G C
Telford Industrial Development
Grant Deed
$115,000 · Harleysville Nat'l Bank & Trus
—
—
Gerhart G C
—
Deed Of Trust
related
$200,000 · Harleysville Nat'l Bank & Trus
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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