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Property profile & analytics
OFF-MARKET
Estimated value
$17,410,000
Grocery and convenience stores
1405 Main St Warrington, PA 18976-2492
Entity Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US73-2006906
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2006
Total area
125,391 SF
Lot
14.03 ac (611,016 SF)
Zoning code
OBD
APN
50-031-034-003
UPID
US73-2006906
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
-
Wegmans Catering Take-out & Catering Catering Service
-
Wegmans Wine & Beer (Bike/Boat/Book/etc) Store Bar & Pub
-
Valley Square Shopping Center & Mall
-
Wegmans Delivery & Curbside Pickup Take-out & Catering Grocery & Convenience Store
-
higi Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.13M
Blend (final)
Blend
$17.41M
Owner & transaction history
Wegmans Food Markets INC · 21 yrs held
Wegmans Food Markets INC
since 2004
1 recorded transaction
Zoning & alternative use
OBD · Warrington, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$26.0M
+4.6%
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 Warrington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrington 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
RETAIL STORES
$24,835,000
Current use
OFFICE BUILDING
$25,965,000
Change: +5% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$22,705,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$17.41M
Range $15.67M – $19.15M · ±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
$139 / 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
$344,789
Tax year 2024
Assessed value
$1,867,760
Assessed 2024
Previous assessed
$1,867,760
+0.0% YoY
Effective rate
18.46%
On assessed value
Assessed land
$458,260
Assessed improvement
$1,409,500
Land market value
$6,277,507
Improvement market value
$19,308,134
Total market value
$25,585,641
Applied tax rate
50.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2006
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
125,391 SF
Lot
14.03 ac (611,016 SF)
Zoning code
OBD
APN
50-031-034-003
UPID
US73-2006906
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OBD · Warrington, PA
Zoning OBD · permitted uses
OBD · Warrington, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$24.8M
OFFICE BUILDING
Est. value
$26.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$22.7M
RETAIL STORES Current
OFFICE BUILDING
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
2006
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
14.03 ac
Current owner
From public records · entity-resolved
Wegmans Food Markets INC
Entity
Free & Clear · 21 yrs held
Mailing address
100 WEGMANS MARKET ST, ROCHESTER, NY 14624-3304
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2004
$4,200,000
Wegmans Food Markets INC
Wvs Associates
Grant Deed
—
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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