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Property profile & analytics
OFF-MARKET
Estimated value
$8,955,000
Assisted living facilities
1419 Horsham Rd North Wales, PA 19454-1320
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-1419522
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2013
Total area
64,066 SF
Lot
5.05 ac (219,978 SF)
Zoning code
O1
APN
36-00-05785-00-2
UPID
US73-1419522
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
-
Sunrise of North Wales Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.43M
Blend (final)
Blend
$8.96M
Owner & transaction history
Benchmark Investments X LP · 5 yrs held
Benchmark Investments X LP
since 2021
Last sale
$8.7M
7 recorded transactions
Zoning & alternative use
O1 · North Wales, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.5M
+25.0%
Medical building
$10.1M
+20.4%
Restaurant
$9.0M
+7.3%
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 North Wales submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Wales 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
$11,245,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$8,385,000
Current use
OFFICE BUILDING
$10,480,000
Change: +25% · Conversion: Difficult
MEDICAL BUILDING
$10,100,000
Change: +20% · Conversion: Difficult
RESTAURANT
$8,990,000
Change: +7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,905,000
Change: +6% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,350,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$8.96M
Range $8.06M – $9.85M · ±10% · vs last sale $8.72M (May 5 2021)
Last sale anchor
$8.72M
May 5 2021
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
$140 / 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
$180,628
Tax year 2023
Assessed value
$4,595,180
Assessed 2024
Previous assessed
$4,595,180
+0.0% YoY
Effective rate
3.93%
On assessed value
Total market value
$4,595,180
Applied tax rate
36.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2013
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
76
Rooms
6
Bathrooms
2
Total area
64,066 SF
Lot
5.05 ac (219,978 SF)
Zoning code
O1
APN
36-00-05785-00-2
UPID
US73-1419522
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
O1 · North Wales, PAZoning O1 · permitted uses
O1 · North Wales, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.4M
OFFICE BUILDING
Est. value
$10.5M
MEDICAL BUILDING
Est. value
$10.1M
RESTAURANT
Est. value
$9.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) 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
2013
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
76
Rooms
6
Bathrooms
2
Lot
5.05 ac
Current owner
From public records · entity-resolved
Benchmark Investments X LP
Entity
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2021
$8,716,320
Benchmark Investments X LP
Shi-iii Sage Horsham LLC
Special Warranty Deed
—
Sep 15, 2016
—
Shi III Sage Horsham LLC
Fsp Horsham LP
Special Warranty Deed
—
Sep 19, 2011
$1,400,000
Fsp-horsham LP
Metsun Two Horsham Pa Senior L
Grant Deed
—
Sep 19, 2011
—
Fsp-horsham LP
—
Deed Of Trust
related
$13,015,564 · Hcpi Trust (ct)
May 27, 2008
—
Sunrise Dev INC
Horsham Twp
Grant Deed
related
—
Sep 4, 2007
$975,000
Two Horsham Pa Senior L Metsun
R Dratch Construction INC
Grant Deed
—
Oct 5, 2005
$500,000
R Dratch Construction INC
Spiese,eleanor
Warranty Deed
$400,000 · Premier Bank
—
—
Eleanor Spiese
—
Deed Of Trust
related
$100,000 · Wachovia Bank NA
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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