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Property profile & analytics
OFF-MARKET
Estimated value
$4,640,000
Life science properties
125 James Way Southampton, PA 18966-3817
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1751225
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1969
Total area
67,963 SF
Lot
5 ac (217,800 SF)
Zoning code
LI
APN
48-011-004-002
UPID
US73-1751225
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
-
ETC Aircrew Training Systems Corporate Office Factory
-
National Aerospace Training and Research (NASTAR) Center Training Center
-
Industrial Instruments & Supplies Factory Industrial Manufacturer
-
ETC Sterilization Systems Industrial Manufacturer Production Facility
-
ETC Hyperbaric Chambers Production Facility Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.64M
Owner & transaction history
Vv100 LLC · 4 yrs held
Vv100 LLC
since 2022
Last sale
$4.7M
7 recorded transactions
Zoning & alternative use
LI · Southampton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$4,560,000
ML approach
$4,605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$7,705,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,005,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$4.64M
Range $4.18M – $5.10M · ±10% · vs last sale $4.70M (Jun 28 2022)
Last sale anchor
$4.70M
Jun 28 2022
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
$68 / 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
$88,762
Tax year 2024
Assessed value
$415,000
Assessed 2024
Previous assessed
$415,000
+0.0% YoY
Effective rate
21.39%
On assessed value
Assessed land
$80,000
Assessed improvement
$335,000
Land market value
$1,095,886
Improvement market value
$4,589,021
Total market value
$5,684,907
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1969
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
67,963 SF
Lot
5 ac (217,800 SF)
Zoning code
LI
APN
48-011-004-002
UPID
US73-1751225
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
AUTO REPAIR, GARAGE
Est. value
$7.7M
INDUSTRIAL (GENERAL)
Est. value
$4.0M
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1969
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
5 ac
Current owner
From public records · entity-resolved
Vv100 LLC
Entity
Mailing address
100 CEDAR LN, LANSDALE, PA 19446-1542
Ownership since
2022
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
Jun 28, 2022
$4,700,000
Vv100 LLC
Environmental Tectonics Corporation
Special Warranty Deed
$4,345,000 · Citizens & Northern Bank
Oct 9, 2012
—
Environmental Tectonics Corp
—
Deed Of Trust
related
$15,000,000 · Pnc Bank
Apr 4, 1997
—
Environmental Tectonics Corp
—
Deed Of Trust
related
$10,000,000 · First Union National Bank
—
—
Environmental Tectonics Corp
—
Loan Modification
related
$30,500,000 · Pnc Bank
—
—
Environmental Tectonics Corp
—
Deed Of Trust
related
$10,000 · H F Lenfest
—
—
Enviromental Tectonics Corp
—
Deed Of Trust
related
$10,000 · H F Lenfest Trustee
—
—
Enviromental Tectonics Corp
—
Deed Of Trust
related
$19,800 · 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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