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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Warehouses
123 Ruscombe Ave Glenside, PA 19038-1608
Entity Owned
Absentee Owner
Free & Clear
Property ID
US73-2201613
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Total area
6,300 SF
Lot
0.35 ac (15,158 SF)
Zoning code
F1
APN
30-00-46432-00-5
UPID
US73-2201613
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
-
Endless Fabrications Metal Fabrication Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$990k
Comparable Approach
Comparable
$806k
Blend (final)
Blend
$795k
Owner & transaction history
GUILIANI CONSTRUCTION CO
GUILIANI CONSTRUCTION CO
Zoning & alternative use
F1 · Glenside, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+78.5%
Medical building
$995,000
+71.9%
Restaurant
$885,000
+53.1%
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 Glenside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glenside 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%
$1,075,000
6.5%
$990,000
7%
$920,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$580,000
Current use
OFFICE BUILDING
$1,030,000
Change: +78% · Conversion: Difficult
MEDICAL BUILDING
$995,000
Change: +72% · Conversion: Difficult
RESTAURANT
$885,000
Change: +53% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$875,000
Change: +52% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +42% · Conversion: Moderate
Blend value · Realmo final
$795k
Range $716k – $875k · ±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
$126 / 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
$12,890
Tax year 2023
Assessed value
$278,320
Assessed 2024
Previous assessed
$278,320
+0.0% YoY
Effective rate
4.63%
On assessed value
Assessed land
$95,600
Assessed improvement
$182,720
Land market value
$95,600
Improvement market value
$182,720
Total market value
$278,320
Applied tax rate
30.0000
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
1989
Heating
FORCED AIR
Cooling
CENTRAL
Total area
6,300 SF
Lot
0.35 ac (15,158 SF)
Zoning code
F1
APN
30-00-46432-00-5
UPID
US73-2201613
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
F1 · Glenside, PA
Zoning F1 · permitted uses
F1 · Glenside, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glenside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$580,000
OFFICE BUILDING
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$995,000
RESTAURANT
Est. value
$885,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
1989
Heating
FORCED AIR
Cooling
Yes
Lot
0.35 ac
Current owner
From public records · entity-resolved
GUILIANI CONSTRUCTION CO
Individual
Free & Clear · 0 yrs held
Mailing address
3041 CHESTNUT AVE, GLENSIDE, PA 19038-1601
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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