Entity Owned Property summary
AI-generated overview
This exceptional turnkey business opportunity is located at 1218 Welsh Rd, North Wales, PA 19454, in a high-traffic area with excellent visibility. The 7,500 square foot property, zoned C, is priced at $649,000 ($86.53/sq ft) and offers a strong return on investment. Situated near major roadways (Routes 63, 202, and 309), this business benefits from its proximity to Assi Plaza and Montgomery Common Shopping Center, ensuring high exposure and consistent customer traffic. The business model is well-established and successful, providing a safe and clean environment for children of all ages, ideal for parties and casual play. The property is available for occupancy on October 1, 2024. This is a unique opportunity to acquire a profitable, established business in a rapidly growing area of Montgomery County. Serious inquiries only.
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1999
Total area
30,335 SF
Lot
1.06 ac (46,174 SF)
Zoning code
C
APN
46-00-04153-01-3
UPID
US73-2876962
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Ophthalmologist (Bike/Boat/Book/etc) Store
-
Tutoring Service
-
Alternative Medicine Practice
-
(Bike/Boat/Book/etc) Store
-
Alternative Medicine Practice
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.84M
Blend (final)
Blend
$1.50M
Owner & transaction history
since 2004
5 recorded transactions
Zoning & alternative use
C · North Wales, PA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 12 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.50M
Value range
$1.35M – $1.65M
±10% around blend
Estimated value / SF
$49 / SF
Confidence
High
12 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$1.35M
blend $1.50M
$1.65M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
30,335 SF
Lot area
1.06 ac
Year built
1999
APN
46-00-04153-01-3
Zoning
C
Assessed value
$2,175,620
Annual tax
$81,160
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.29M
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.5 mi away · 35,210 SF
10.6 mi away · 22,746 SF
15.9 mi away · 25,324 SF
22.3 mi away · 24,027 SF
22.3 mi away · 24,027 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.50M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 362 sales
$164
-70%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $49/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.18M
Move the market yield to see immediate price impact.
Value / SF
$72
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$137k
$2.74M
$1.96M
$1.52M
$152k
$3.05M
$2.18M
$1.69M
$168k
$3.35M
$2.39M
$1.86M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$1.75M
7.5 mi · Sep 2025 · $72/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$81,160
Tax year 2023
Assessed value
$2,175,620
Assessed 2024
Previous assessed
$2,614,380
-16.8% YoY
Effective rate
3.73%
On assessed value
Total market value
$2,175,620
Applied tax rate
46.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1999
Heating
FORCED AIR
Cooling
CENTRAL
Total area
30,335 SF
Lot
1.06 ac (46,174 SF)
Zoning code
C
APN
46-00-04153-01-3
UPID
US73-2876962
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C · North Wales, PAZoning C · permitted uses
C · North Wales, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Heating
FORCED AIR
Cooling
Yes
Lot
1.06 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C
Jurisdiction
North Wales, PA
Recorded code
C
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C in North Wales, PA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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