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Property profile & analytics
OFF-MARKET
Estimated value
$1,610,000
Investment properties
1349 Cheltenham Ave Elkins Park, PA 19027-3141
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US73-0183891
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1955
Total area
12,600 SF
Lot
0.51 ac (22,174 SF)
Zoning code
C4
APN
31-00-05524-00-7
UPID
US73-0183891
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
-
Joung Dawn Beauty Salon Hair Salon
-
Dawn Hair Gallery INC Hair Salon
-
Cheltenham Home Care Home Health Care Service
-
Steve O Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.96M
Blend (final)
Blend
$1.61M
Owner & transaction history
Hansoo Investments LLC · 14 yrs held
Hansoo Investments LLC
since 2012
7 recorded transactions
Zoning & alternative use
C4 · Elkins Park, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+52.0%
Medical building
$2.0M
+46.4%
Restaurant
$1.8M
+30.4%
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 Elkins Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Elkins Park 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)
$1,355,000
Current use
OFFICE BUILDING
$2,060,000
Change: +52% · Conversion: Easy
MEDICAL BUILDING
$1,985,000
Change: +46% · Conversion: Easy
RESTAURANT
$1,770,000
Change: +30% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,750,000
Change: +29% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,640,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$1.61M
Range $1.45M – $1.77M · ±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
$128 / 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
$44,780
Tax year 2023
Assessed value
$670,500
Assessed 2024
Previous assessed
$670,500
+0.0% YoY
Effective rate
6.68%
On assessed value
Total market value
$670,500
Applied tax rate
31.0000
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
Off-Market
Year built
1955
Heating
FORCED AIR
Cooling
CENTRAL
Total area
12,600 SF
Lot
0.51 ac (22,174 SF)
Zoning code
C4
APN
31-00-05524-00-7
UPID
US73-0183891
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C4 · Elkins Park, PA
Zoning C4 · permitted uses
C4 · Elkins Park, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Elkins Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.0M
RESTAURANT
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
COMMERCIAL (GENERAL) 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
1955
Heating
FORCED AIR
Cooling
Yes
Lot
0.51 ac
Current owner
From public records · entity-resolved
Hansoo Investments LLC
Entity
Mailing address
125 BRITTANY WAY, BLUE BELL, PA 19422-1416
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2012
$1,480,000
Hansoo Investments LLC
1349 W Cheltenham Avenue Assoc
Grant Deed
$750,000 · Woori America Bank
Mar 1, 2004
$927,000
Asian Bk
1349 W Cheltenham E Assocs L
Grant Deed
related
$927,000 · Aslan Bk
Oct 4, 2002
$800,000
1349 W Cheltenham Avenue Assoc
Goldner,stephen M
Grant Deed
—
—
—
Stephen M Goldner
—
Deed Of Trust
related
$475,000 · Peoples Thrift Savings Bank
—
—
Stephen M Goldner
—
Deed Of Trust
related
$110,700 · Thomas & Barbara Rittenhouse
—
—
1349 W Chelteham Ave Assoc LLC
—
Deed Of Trust
related
$640,000 · Wachovia Bank NA
—
—
Stephen M Goldner
—
Deed Of Trust
related
$100,000 · Pnc Bank
—
—
1349 W Cheltenham E Assoc Ll
—
Deed Of Trust
related
$75,000 · Wachovia Bank NA
—
—
Stephen M Goldner
—
Deed Of Trust
related
$475,000 · 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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