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Property profile & analytics
OFF-MARKET
Estimated value
$18,445,000
Commercial real estate
1401 Morris Rd, Blue Bell, PA 19422-1424
Entity Owned
25-yr Hold
~
Est. High Equity
Property ID
US73-1725690
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1735
Total area
191,042 SF
Lot
9.59 ac (417,740 SF)
Zoning code
R6
APN
66-00-04112-11-5
UPID
US73-1725690
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
-
The Farmer's Daughter Bar & Restaurant Bar & Pub
-
Northwales Hotel & Motel
-
Willow & Thistle (Bike/Boat/Book/etc) Store Florist
-
Hitched Productions (Bike/Boat/Book/etc) Store Photography Service
-
Normandy Farm Hotel & Conference Center Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.91M
Blend (final)
Blend
$18.45M
Owner & transaction history
Normandy Development LP · 25 yrs held
Normandy Development LP
since 2000
7 recorded transactions
Zoning & alternative use
R6 · Blue Bell, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$30.1M
+46.4%
Restaurant
$26.8M
+30.4%
Apartment house (5+ units)
$26.6M
+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 Blue Bell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Blue Bell 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)
$20,565,000
Current use
MEDICAL BUILDING
$30,110,000
Change: +46% · Conversion: Easy
RESTAURANT
$26,815,000
Change: +30% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$26,555,000
Change: +29% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$24,900,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$18.45M
Range $16.60M – $20.29M · ±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
$331,805
Tax year 2023
Assessed value
$10,510,790
Assessed 2024
Previous assessed
$9,050,240
+16.1% YoY
Effective rate
3.16%
On assessed value
Total market value
$10,510,790
Applied tax rate
66.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1735
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
19
Bathrooms
4
Total area
191,042 SF
Lot
9.59 ac (417,740 SF)
Zoning code
R6
APN
66-00-04112-11-5
UPID
US73-1725690
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R6 · Blue Bell, PA
Zoning R6 · permitted uses
R6 · Blue Bell, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Blue Bell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$20.6M
MEDICAL BUILDING
Est. value
$30.1M
RESTAURANT
Est. value
$26.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$26.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$24.9M
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
1735
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
19
Bathrooms
4
Lot
9.59 ac
Current owner
From public records · entity-resolved
Normandy Development LP
Entity
Mailing address
1401 MORRIS RD, BLUE BELL, PA 19422-1424
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2026
—
Normandy Development LP
—
Deed
related
$30,000,000 · Fulton Bank NA
Jun 5, 2023
—
Normandy Development LP
—
Deed
related
$6,000,000 · Fulton Bank NA
Apr 3, 2017
—
Normandy Dev LP
—
Deed
related
$1,200,000 · Fulton Bk NA
Oct 5, 2016
—
Normandy Development LP
—
Deed
related
$3,400,000 · Fulton Bank NA
Jul 12, 2006
—
Dev Normandy
—
Deed Of Trust
related
$19,850,000 · Beneficial Mutual Savings
Dec 10, 2004
—
Dev Normandy
—
Deed Of Trust
related
$15,000,000 · Beneficial Mutual Savings
Jul 20, 2000
$3,012,500
Normandy Development LP
Normandy Farm LP
Grant Deed
related
$912,500 · Seller
Sep 22, 1998
$1,150,000
Normandy Farm LP
Normandy LP
Grant Deed
related
$1,672,150 · Independence Mortgage
—
—
Dev Normandy
—
Deed Of Trust
related
$31,000,000 · Capmark Bank
—
—
Normandy Dev LP
—
Deed Of Trust
related
$1,200,000 · Fulton Bk NA
—
—
Normandy Development LP
—
Deed Of Trust
related
$2,000,000 · Royal Bank Of Pennsylvania
—
—
Dev Normandy
—
Deed Of Trust
related
$8,000,000 · Willow Grove Bank
—
—
Dev Normandy
—
Deed Of Trust
related
$912,500 · Gmac Commercial Mortgage Corp
—
—
Dev Normandy
—
Deed Of Trust
related
$8,000,000 · Willow Grove 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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