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Property profile & analytics
FOR LEASE
Office buildings
150 S Warner Rd, King of Prussia, PA 19087
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US73-2437245
For Lease
1 / 2
$45,010,000
150 S Warner Rd, King of Prussia, PA 19087
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Total area
185,616 SF
Lot
6.13 ac (267,023 SF)
Zoning code
AR
APN
58-00-20407-00-1
UPID
US73-2437245
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
-
Corio & Associates, LLC Financial Advisor
-
Interior Finish Contractors Association General Contractor
-
IMEG Structural Engineer
-
Therapy Space - Counseling Office Rentals Real Estate Agency
-
Kauffman Pamela L Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$43.84M
Blend (final)
Blend
$45.01M
Owner & transaction history
Kop Warner Pa Partners LLC · 9 yrs held
Kop Warner Pa Partners LLC
since 2016
7 recorded transactions
Zoning & alternative use
AR · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$54.9M
+55.4%
Retail stores
$50.0M
+41.6%
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 King of Prussia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King of Prussia 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
OFFICE BUILDING
$35,310,000
Current use
AUTO REPAIR, GARAGE
$54,865,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$49,980,000
Change: +42% · Conversion: Moderate
MEDICAL BUILDING
$29,255,000
Change: -17% · Conversion: Easy
WAREHOUSE, STORAGE
$28,980,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$45.01M
Range $40.51M – $49.51M · ±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
$242 / 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
$427,926
Tax year 2023
Assessed value
$13,885,600
Assessed 2024
Previous assessed
$14,225,600
-2.4% YoY
Effective rate
3.08%
On assessed value
Total market value
$13,885,600
Applied tax rate
58.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1986
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
8
Bathrooms
2
Total area
185,616 SF
Lot
6.13 ac (267,023 SF)
Zoning code
AR
APN
58-00-20407-00-1
UPID
US73-2437245
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
AR · King Of Prussia, PA
Zoning AR · permitted uses
AR · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
King Of Prussia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$35.3M
AUTO REPAIR, GARAGE
Est. value
$54.9M
RETAIL STORES
Est. value
$50.0M
MEDICAL BUILDING
Est. value
$29.3M
WAREHOUSE, STORAGE
Est. value
$29.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1986
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
6.13 ac
Current owner
From public records · entity-resolved
Kop Warner Pa Partners LLC
Entity
Mailing address
1 POST OFC SQ STE #2600, BOSTON, MA 02109-2106
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2023
—
Kop Warner Pa Partners LLC
—
Deed
related
$20,475,000 · Citi Real Estate Funding LLC
Jan 31, 2019
—
Kop Warner Pa Partners LLC
—
Grant Deed
related
$21,300,000 · Lincoln Benefit Life Co
Sep 22, 2016
$28,150,000
Kop Warner Pa Partners LLC
Mim-hayden Walnut Hill LP
Grant Deed
$20,100,000 · Acrc Lender
Nov 7, 2012
—
Mim-hayden Walnut Hill LP
—
Deed Of Trust
related
$11,000,000 · Webster Bank
Aug 13, 2012
$12,048,750
Mim-hayden Walnut Hill LP
Gsms 2005-gg4 Warner Road LP
Grant Deed
—
Dec 22, 2011
$3,346
Gsms 2005-gg4 Warner Road LP
Sheriff Of Montgomery County
Trustees Deed
related
—
Mar 22, 2005
$46,317,550
Tpg Oak Hill Of Walnut Hill LLC
Pa-oak Hill Plaza
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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