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Property profile & analytics
OFF-MARKET
Estimated value
$7,920,000
High-rise multifamily apartments
1101 Seneca St 1121 Fountain Hill, PA 18015-4127
Entity Owned
3-yr Hold
Free & Clear
Property ID
US73-2294156
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1982
Total area
60,224 SF
Lot
0.8 ac (34,800 SF)
Zoning code
HD-R
APN
642721213396-1
UPID
US73-2294156
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
by Request
CAP Approach
CAP
$5.42M
Comparable Approach
Comparable
$9.34M
Blend (final)
Blend
$7.92M
Owner & transaction history
Verus Management One LLC · 3 yrs held
Verus Management One LLC
since 2023
1 recorded transaction
Zoning & alternative use
HD-R · Fountain Hill, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$12.9M
+70.2%
Restaurant
$11.4M
+51.2%
Retail stores
$9.6M
+27.4%
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 Fountain Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Hill 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%
$5,865,000
6.5%
$5,415,000
7%
$5,025,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,570,000
Current use
MEDICAL BUILDING
$12,890,000
Change: +70% · Conversion: Moderate
RESTAURANT
$11,445,000
Change: +51% · Conversion: Difficult
RETAIL STORES
$9,645,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$8,955,000
Change: +18% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,295,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$7.92M
Range $7.13M – $8.71M · ±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
$132 / 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
Assessed value
$5,362,300
Assessed 2024
Previous assessed
$5,362,300
+0.0% YoY
Assessed land
$450,000
Assessed improvement
$4,912,300
Land market value
$450,000
Improvement market value
$4,912,300
Total market value
$5,362,300
Applied tax rate
2.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1982
Heating
YES
Cooling
YES
Stories
8
Units
75
Total area
60,224 SF
Lot
0.8 ac (34,800 SF)
Zoning code
HD-R
APN
642721213396-1
UPID
US73-2294156
Jurisdiction
LEHIGH
Zoning & alternative use
HD-R · Fountain Hill, PA
Zoning HD-R · permitted uses
HD-R · Fountain Hill, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fountain Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.6M
MEDICAL BUILDING
Est. value
$12.9M
RESTAURANT
Est. value
$11.4M
RETAIL STORES
Est. value
$9.6M
OFFICE BUILDING
Est. value
$9.0M
AUTO REPAIR, GARAGE
Est. value
$7.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RESTAURANT
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1982
Heating
YES
Cooling
Yes
Stories
8
Units
75
Lot
0.8 ac
Current owner
From public records · entity-resolved
Verus Management One LLC
Entity
Free & Clear · 3 yrs held
Mailing address
635 BROAD ST, EMMAUS, PA 18049-3722
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2023
—
Verus Management One LLC
Housing Authority Of Lehigh County
Lease
—
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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