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Property profile & analytics
OFF-MARKET
Estimated value
$1,480,000
Showrooms
1630 Easton Rd Willow Grove, PA 19090
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US73-1611397
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1956
Total area
17,544 SF
Lot
0.43 ac (18,750 SF)
Zoning code
F1
APN
30-00-14156-00-7
UPID
US73-1611397
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.48M
Owner & transaction history
Derrick Simmons · 8 yrs held
Derrick Simmons
since 2018
6 recorded transactions
Zoning & alternative use
F1 · Willow Grove, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.5M
+15.3%
Apartment house (5+ units)
$2.4M
+14.2%
Neighborhood: shopping center
$2.3M
+7.1%
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 Willow Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Grove 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)
$2,135,000
Current use
RESTAURANT
$2,460,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,440,000
Change: +14% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,285,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$1.48M
Range $1.33M – $1.63M · ±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
$84 / 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
$20,014
Tax year 2023
Assessed value
$432,190
Assessed 2024
Previous assessed
$432,190
+0.0% YoY
Effective rate
4.63%
On assessed value
Assessed land
$150,220
Assessed improvement
$281,970
Land market value
$150,220
Improvement market value
$281,970
Total market value
$432,190
Applied tax rate
30.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1956
Heating
NONE
Cooling
NONE
Total area
17,544 SF
Lot
0.43 ac (18,750 SF)
Zoning code
F1
APN
30-00-14156-00-7
UPID
US73-1611397
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
F1 · Willow Grove, PA
Zoning F1 · permitted uses
F1 · Willow Grove, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willow Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.1M
RESTAURANT
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
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
1956
Heating
NONE
Cooling
Yes
Lot
0.43 ac
Current owner
From public records · entity-resolved
Derrick Simmons
Individual
Mailing address
1620 EASTON RD, WILLOW GROVE, PA 19090-4507
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2021
—
Derrick Simmons
—
Deed
related
$700,000 · Citadel Federal Cu
Aug 19, 2020
—
Derrick Simmons
—
Deed
related
$400,000 · Citadel FCU
Jan 9, 2020
—
Derrick S Simmons
—
Deed
related
$300,000 · William Penn Bk Fsb
Jul 3, 2018
$475,000
Derrick Simmons
Appelbaum Morris M Trust
Grant Deed
$481,250 · William Penn Bk Fsb
—
—
Derrick S Simmons
—
Deed Of Trust
related
$300,000 · William Penn Bk Fsb
—
—
Derrick Simmons
—
Deed Of Trust
related
$400,000 · Citadel FCU
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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