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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Office Spaces
16 Broadway Wind Gap, PA 18091-1431
Individually Owned
~
Est. High Equity
Property ID
US73-1775478
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1978
Total area
6,000 SF
Lot
0.18 ac (7,860 SF)
Zoning code
C
APN
E8SW4D 5 1A 0638
UPID
US73-1775478
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
-
Law Offices of Nicholas R. Sabatine III, P.C. Law Firm
-
Wind Gap Municipal Authority Local Government Office
-
Pinebrook Family Answers Social Service Agency Community Center
-
BALZ Incorporated Trucking Company
-
J A Corvino Ea Tax Resolution Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$726k
Blend (final)
Blend
$615k
Owner & transaction history
Nicholas R Sabatine III
Nicholas R Sabatine III
2 recorded transactions
Zoning & alternative use
C · Wind Gap, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This District provides for the protection and expansion of the Borough primary commercial area, provides for a wide range of needed commercial uses in locations that are less likely to involve conflicts with existing residences. This District uses special care and control on access onto arterial and collector streets to avoid traffic hazards.
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
62.06 ac
Source
Realmo
Top alternative use upside
Medical building
$915,000
+37.2%
Retail stores
$795,000
+18.9%
Restaurant
$670,000
+0.6%
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 Wind Gap submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wind Gap 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
COMMERCIAL (GENERAL)
$670,000
Current use
MEDICAL BUILDING
$915,000
Change: +37% · Conversion: Easy
RETAIL STORES
$795,000
Change: +19% · Conversion: Easy
RESTAURANT
$670,000
Change: +1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$630,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±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
$103 / 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
$11,057
Tax year 2024
Assessed value
$130,300
Assessed 2024
Previous assessed
$130,300
+0.0% YoY
Effective rate
8.49%
On assessed value
Assessed land
$19,100
Assessed improvement
$111,200
Land market value
$38,200
Improvement market value
$222,400
Total market value
$260,600
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1978
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
6,000 SF
Lot
0.18 ac (7,860 SF)
Zoning code
C
APN
E8SW4D 5 1A 0638
UPID
US73-1775478
Jurisdiction
NORTHAMPTON
Zoning & alternative use
C · Wind Gap, PAZoning C · permitted uses
C · Wind Gap, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This District provides for the protection and expansion of the Borough primary commercial area, provides for a wide range of needed commercial uses in locations that are less likely to involve conflicts with existing residences. This District uses special care and control on access onto arterial and collector streets to avoid traffic hazards.
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
62.06 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$670,000
MEDICAL BUILDING
Est. value
$915,000
RETAIL STORES
Est. value
$795,000
RESTAURANT
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$630,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
RESTAURANT
AUTO REPAIR, GARAGE
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
1978
Heating
YES
Cooling
Yes
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Nicholas R Sabatine III
Individual
Mailing address
16 S BROADWAY, WIND GAP, PA 18091-1431
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Nicholas R Sabatine III
—
Deed Of Trust
related
$125,000 · Lafayette Ambassador Bank
—
—
Nicholas R Sabatine III
—
Deed Of Trust
related
$223,000 · Concetta Sabatine
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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