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Property profile & analytics
FOR LEASE
Office buildings
1684 South Broad St Lansdale, PA 19446
Individually Owned
10-yr Hold
Free & Clear
Property ID
US73-2392680
For Lease
$13.50 SF/Yr
1684 South Broad St, Lansdale, PA 19446
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
648,406 SF
Lot
43.51 ac (1,895,296 SF)
Zoning code
OC
APN
56-00-00499-00-3
UPID
US73-2392680
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
-
Hamburg Rubin Mullin Maxwell & Lupin, PC Law Firm
-
SICOM Systems (Bike/Boat/Book/etc) Store Corporate Office
-
Hyrell (Bike/Boat/Book/etc) Store Corporate Office
-
The pinnacle Cafe & Coffee Shop
-
Merck Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$61.25M
Blend (final)
Blend
$51.05M
Owner & transaction history
Lori N Peruto · 10 yrs held
Lori N Peruto
since 2016
4 recorded transactions
Zoning & alternative use
OC · Lansdale, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Lansdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lansdale 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
Blend value · Realmo final
$51.05M
Range $45.94M – $56.15M · ±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
$79 / 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
$266,707
Tax year 2023
Assessed value
$7,269,500
Assessed 2024
Previous assessed
$7,269,500
+0.0% YoY
Effective rate
3.67%
On assessed value
Total market value
$7,269,500
Applied tax rate
56.0000
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
1999
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
9
Bathrooms
1
Total area
648,406 SF
Lot
43.51 ac (1,895,296 SF)
Zoning code
OC
APN
56-00-00499-00-3
UPID
US73-2392680
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OC · Lansdale, PA
Zoning OC · permitted uses
OC · Lansdale, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lansdale. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1999
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
9
Bathrooms
1
Lot
43.51 ac
Current owner
From public records · entity-resolved
Lori N Peruto
Individual
Free & Clear · 10 yrs held
Mailing address
100 ROSS RD STE #200, KING OF PRUSSIA, PA 19406-2110
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2017
—
Nicoletti,robert Family Trust
—
Grant Deed
related
$13,637,000 · Wilmington Svg Fund Societyfsb
May 17, 2016
$2,000,000
Lori N Peruto
Merck Sharp & Dohme Corporation
Special Warranty Deed
—
Apr 23, 2015
—
Merck Sharp & Dohme Corp
Merck Sharp & Dohme Corp
Quit Claim Deed
—
Feb 28, 2014
—
Merck Sharp & Dohme Corp
Merck Sharp & Dohme Corp
Quit Claim Deed
related
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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