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Property profile & analytics
FOR LEASE
Investment properties
115 W Montgomery Ave North Wales, PA 19454
Entity Owned
Absentee Owner
Free & Clear
Property ID
US73-0756255
For Lease
1 / 7
$1,024/Mo
115 W Montgomery Ave, North Wales, PA 19454
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Property summary
AI-generated overview
This exceptional commercial property, located at 115 W Montgomery Ave in North Wales, Pennsylvania (19454), offers a diverse range of office spaces ideal for various business needs. The building, constructed in 1992 and renovated in 2019, boasts a total of 7,272 square feet across two stories. Currently, 4,200 square feet of space is available for lease, divisible into units ranging from 750 to 925 contiguous square feet. The property is classified as Class B and sits on a 0.27-acre lot (11,761 square feet), zoned R – Office Residential. Amenities include ample parking with 20 spaces and convenient elevator access. The building's versatile nature accommodates a variety of uses, including traditional office, executive office, coworking, medical office, and creative office spaces. Its prime location in the North Wales submarket of Montgomery County provides excellent accessibility and visibility. The property's APN is 14-00-01916-005. This is a multi-tenant building offering a flexible and adaptable workspace solution. Don't miss this opportunity to secure your ideal office space in a thriving Montgomery County location.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1992
Total area
7,272 SF
Lot
0.27 ac (11,664 SF)
Zoning code
OR
APN
14-00-01916-00-5
UPID
US73-0756255
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
-
R&R Nail Spa Nail Salon
-
High Street Market Home Decor Store Department Store
-
Let's Negotiate Discount Store
-
Amazon Hub Counter - Girls Fix It (PUDO) Postal Service Courier Service
-
Jon Cosme - State Farm Insurance Agent Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$847k
Blend (final)
Blend
$705k
Owner & transaction history
LOUIS RICHARD CONSTRUCTION CO
LOUIS RICHARD CONSTRUCTION CO
Zoning & alternative use
OR · North Wales, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+46.4%
Restaurant
$1.0M
+30.4%
Apartment house (5+ units)
$1.0M
+29.1%
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)
$785,000
Current use
MEDICAL BUILDING
$1,145,000
Change: +46% · Conversion: Easy
RESTAURANT
$1,020,000
Change: +30% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,010,000
Change: +29% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$950,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$97 / 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
$12,190
Tax year 2023
Assessed value
$298,690
Assessed 2024
Previous assessed
$298,690
+0.0% YoY
Effective rate
4.08%
On assessed value
Assessed land
$82,330
Assessed improvement
$216,360
Land market value
$82,330
Improvement market value
$216,360
Total market value
$298,690
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
1992
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
3
Bathrooms
2
Total area
7,272 SF
Lot
0.27 ac (11,664 SF)
Zoning code
OR
APN
14-00-01916-00-5
UPID
US73-0756255
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OR · North Wales, PA
Zoning 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
North Wales. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$785,000
MEDICAL BUILDING
Est. value
$1.1M
RESTAURANT
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$950,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1992
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
3
Bathrooms
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
LOUIS RICHARD CONSTRUCTION CO
Individual
Free & Clear · 0 yrs held
Mailing address
99 STENTON AVE, PLYMOUTH MEETING, PA 19462-1218
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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