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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    1450 Union Meeting Rd Blue Bell, PA 19422

    • Office buildings
    • 35,380 SF
    • 5.00 lot acres
    For Sale
    View listing
    Last Sale
    Jun 30, 2025
    $5,000,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US73-0013984
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Siemens / Engineer / Engineering Consultant

    Property Details for 1450 Union Meeting Rd

    Year built
    1997
    Lot size
    5.00 lot acres
    Property size
    35,380 SF
    Property type
    Office buildings
    APN
    66-00-07768-10-4
    APU
    660007768104

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $5,673,000
      Market price range: $3.34M - $8.92M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $5,790,000
      Current use
      MEDICAL BUILDING
      $5,575,000
      Change: -4% Conversion: Easy
      RESTAURANT
      $4,965,000
      Change: -14% Conversion: Moderate
      APARTMENT HOUSE (5+ UNITS)
      $4,915,000
      Change: -15% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Blue Bell
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.286
    Latitude
    40.1466
    CBSA code
    37980
    CBSA name
    PHILADELPHIA-CAMDEN-WILMINGTON, PA-NJ-DE-MD METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $75,388
    $0.00
    $0.00
    $2,388,150
    -
    $0.00
    $0.00
    $2,388,150

    Comparable in this City

    • Value Estimation
      $3,985,000
      37,776 SF

      860 Penllyn Blue Bell Pike

      OFFICE BUILDING • 37,776 SF
      860 Penllyn Blue Bell Pike, Blue Bell, PA 19422-1676
      View Details
    • Value Estimation
      $5,715,000
      41,651 SF

      450 Sentry E Pkwy

      OFFICE BUILDING • 41,651 SF
      450 Sentry E Pkwy, Blue Bell, PA 19422-2319
      View Details
    • Value Estimation
      $7,000,000
      62,477 SF

      980 Harvest Dr

      OFFICE BUILDING • 62,477 SF
      980 Harvest Dr, Blue Bell, PA 19422-1955
      View Details
    • Value Estimation
      $890,000
      8,010 SF

      905 Lenmar Dr

      OFFICE BUILDING • 8,010 SF
      905 Lenmar Dr, Blue Bell, PA 19422-2000
      View Details
    • Value Estimation
      $2,400,000
      17,440 SF

      1515 Dekalb Pike

      OFFICE BUILDING • 17,440 SF
      1515 Dekalb Pike, Blue Bell, PA 19422-3367
      View Details
    • Value Estimation by Request
      2,958 SF

      1360 Dekalb Pike

      OFFICE BUILDING • 2,958 SF
      1360 Dekalb Pike, Blue Bell, PA 19422-1851
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      5,736 SF

      Blue Bell Office Building For Sale

      Single-tenant office building with prominent signage and ample parking.
      581 Skippack Pike, Blue Bell, PA 19422
      View Details
    • Contact for pricing
      35,000 SF

      Blue Bell Office Building For Sale

      35,000 square foot office building available for sale.
      1450 Union Meeting Rd, Blue Bell, PA 19422
      View Details
    • Contact for pricing
      243,965 SF

      Valley Square Office Campus

      243,965 square foot office campus in Blue Bell, PA.
      2 Township Line Rd, Blue Bell, PA 19422
      View Details
    • Contact for pricing
      5,783 SF

      Blue Bell Office Space for Lease

      Prime Office Suites, 5,783 SF, Swede Rd
      1780 Swede Rd, Blue Bell, PA 19422
      View Details
    • Contact for pricing
      10.26 Acres

      Professional Office Space Available

      Turnkey office suites with shared amenities in Blue Bell, PA.
      930 Harvest Dr, Blue Bell, PA 19422
      View Details
    • $1,200,000
      1.04 Acres

      Blue Bell Commercial Land - $1.2M

      High-visibility Route 202 development site.
      1410 Dekalb Pike, Blue Bell, PA 19422
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      1,075 SF

      Blue Bell Office Space Available

      Class A office space for rent in Blue Bell, PA.
      595 Skippack Pike, Blue Bell, PA 19422
      View Details
    • Contact for pricing
      4,000 SF

      Class A Office Buildings ForRent

      Class A office buildings with ample parking in Blue Bell.
      589 Skippack Pike, Blue Bell, PA 19422
      View Details
    • $4,000 /Mo
      37,897 SF

      Renovated Office Building in Blue Bell

      Historic, fully renovated office building on a desirable corner lot.
      598 Skippack Pike, Blue Bell, PA 19422
      View Details
    • Contact for pricing
      2,571 SF

      Blue Bell Office Space Available

      Class A office space in park-like Blue Bell setting.
      591 Skippack Pike, Blue Bell, PA 19422
      View Details
    • $20 SF/Yr
      118,004 SF

      Class A Office Building

      Class A office building in Blue Bell, PA with ample parking.
      Blue Bell, PA 19422
      View Details
    • $2 SF/Yr
      58,875 SF

      Blue Bell Medical Office Suites

      Turnkey medical & office spaces available.
      653 Skippack Pike, Blue Bell, PA 19422
      View Details
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    1450 Union Meeting Rd
    Blue Bell, PA 19422
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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