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Property profile & analytics
OFF-MARKET
Estimated value
$7,685,000
Strip malls
145 Witchwood Dr 165 North Wales, PA 19454-1833
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-1080509
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1999
Total area
53,380 SF
Lot
9.98 ac (434,729 SF)
Zoning code
RC
APN
46-00-00316-07-9
UPID
US73-1080509
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
-
Art of Barbering Barber Shop
-
Banfield Pet Hospital Veterinary Clinic
-
PetSmart (Bike/Boat/Book/etc) Store Pet Store & Service
-
TagWorks (Bike/Boat/Book/etc) Store Pet Store & Service
-
PetSmart Dog Training Animal Training
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.69M
Owner & transaction history
Kir Montgomery 049 LLC · 23 yrs held
Kir Montgomery 049 LLC
since 2002
5 recorded transactions
Zoning & alternative use
RC · North Wales, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$8.7M
+25.5%
Medical building
$8.4M
+20.9%
Restaurant
$7.5M
+7.7%
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
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
NEIGHBORHOOD: SHOPPING CENTER
$6,960,000
Current use
OFFICE BUILDING
$8,735,000
Change: +26% · Conversion: Moderate
MEDICAL BUILDING
$8,415,000
Change: +21% · Conversion: Difficult
RESTAURANT
$7,490,000
Change: +8% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,420,000
Change: +7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,970,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$7.69M
Range $6.92M – $8.45M · ±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
$144 / 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
$273,660
Tax year 2023
Assessed value
$7,335,840
Assessed 2024
Previous assessed
$7,335,840
+0.0% YoY
Effective rate
3.73%
On assessed value
Total market value
$7,335,840
Applied tax rate
46.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1999
Heating
FORCED AIR
Cooling
CENTRAL
Total area
53,380 SF
Lot
9.98 ac (434,729 SF)
Zoning code
RC
APN
46-00-00316-07-9
UPID
US73-1080509
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
RC · North Wales, PA
Zoning RC · permitted uses
RC · North Wales, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Wales. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$7.0M
OFFICE BUILDING
Est. value
$8.7M
MEDICAL BUILDING
Est. value
$8.4M
RESTAURANT
Est. value
$7.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.4M
INDUSTRIAL (GENERAL)
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1999
Heating
FORCED AIR
Cooling
Yes
Lot
9.98 ac
Current owner
From public records · entity-resolved
Kir Montgomery 049 LLC
Entity
Mailing address
500 N BROADWAY STE #201, JERICHO, NY 11753-2122
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2012
—
Kir Montgomery 049 LLC
—
Deed Of Trust
related
$30,500,000 · John Hancock Life Insurance Co
Sep 6, 2002
—
Kir Montgomery 049 LLC
Montgomery Square Ptshp
Quit Claim Deed
related
—
—
—
First Union National Bank
—
Deed Of Trust
related
$36,617 · Montgomery Square Ptshp
—
—
Montgomery Square Partnership
—
Deed Of Trust
related
$558,155 · First Union National Bank
—
—
Kir Montgomery 049 LLC
—
Deed Of Trust
related
$35,625 · Metropolitan Life Insurance
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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