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Property profile & analytics
OFF-MARKET
Estimated value
$2,810,000
Warehouses
1105 Industrial Blvd Southampton, PA 18966-4074
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-2045746
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1972
Total area
21,200 SF
Lot
1.5 ac (65,200 SF)
Zoning code
LI
APN
48-016-152
UPID
US73-2045746
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
-
BOLT ON TECHNOLOGY (Bike/Boat/Book/etc) Store Corporate Office
-
Truescreen Corporate Office
-
JB AutoMotive Repair Auto Repair Shop
-
Philip Licht Law Office Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.34M
Comparable Approach
Comparable
$2.71M
Blend (final)
Blend
$2.81M
Owner & transaction history
Encompass Group LLC · 1 yrs held
Encompass Group LLC
since 2025
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
LI · Southampton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.2M
+70.3%
Neighborhood: shopping center
$3.8M
+55.7%
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 Southampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southampton 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%
$3,615,000
6.5%
$3,335,000
7%
$3,100,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,465,000
Current use
RETAIL STORES
$4,200,000
Change: +70% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,840,000
Change: +56% · Conversion: Moderate
Blend value · Realmo final
$2.81M
Range $2.53M – $3.09M · ±10% · vs last sale $2.60M (Mar 10 2025)
Last sale anchor
$2.60M
Mar 10 2025
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
$133 / 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
$34,281
Tax year 2024
Assessed value
$160,280
Assessed 2024
Previous assessed
$160,280
+0.0% YoY
Effective rate
21.39%
On assessed value
Assessed land
$29,400
Assessed improvement
$130,880
Land market value
$402,738
Improvement market value
$1,792,869
Total market value
$2,195,607
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1972
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
21,200 SF
Lot
1.5 ac (65,200 SF)
Zoning code
LI
APN
48-016-152
UPID
US73-2045746
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Southampton, PA
Zoning LI · permitted uses
LI · Southampton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southampton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.5M
RETAIL STORES
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
WAREHOUSE, STORAGE Current
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
1972
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Encompass Group LLC
Entity
Mailing address
102 ROBBINS RD, DOWNINGTOWN, PA 19335-3409
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2025
—
Encompass Group LLC
—
Deed
related
$1,000,000 · The Pennsylvania Industrial Development
Jun 10, 2025
$2,600,000
Encompass Group LLC
Propack Ventures LLC
Special Warranty Deed
$1,000,000 · Citizens & Northern Bank
Jan 14, 2021
—
Propack Ventures LLC
—
Deed
related
$1,150,000 · Citizens Bank NA
Sep 11, 2017
$1,850,000
Propack Ventures LLC
Bleznak,elaine D
Grant Deed
$1,665,000 · Citizens Bk/pa
Apr 21, 2017
—
Abramson Family Trust 2009
Abramson,barry
Quit Claim Deed
—
Apr 21, 2017
$361,031
Abramson-licht Family Ptrs LP
Abramson Joseph
Grant Deed
related
—
—
—
Ronald C Bleznak
—
Deed Of Trust
related
$100,000 · Pnc 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.
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