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Property profile & analytics
OFF-MARKET
Estimated value
$4,795,000
Office buildings
170 Pheasant Run Newtown, PA 18940-1877
Entity Owned
8-yr Hold
Free & Clear
Property ID
US73-2691371
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Total area
23,630 SF
Lot
3.32 ac (144,750 SF)
Zoning code
LI
APN
29-010-134
UPID
US73-2691371
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
$5.93M
Blend (final)
Blend
$4.80M
Owner & transaction history
Utuba LLC · 8 yrs held
Utuba LLC
since 2018
2 recorded transactions
Zoning & alternative use
LI · Newtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.7M
+29.3%
Apartment house (5+ units)
$6.5M
+8.9%
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 Newtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newtown 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
$5,925,000
Current use
RESTAURANT
$7,665,000
Change: +29% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,455,000
Change: +9% · Conversion: Easy
MEDICAL BUILDING
$5,830,000
Change: -2% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,655,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,490,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$4.80M
Range $4.32M – $5.27M · ±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
$203 / 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
Applied tax rate
29.0000
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
Off-Market
Year built
1971
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
23,630 SF
Lot
3.32 ac (144,750 SF)
Zoning code
LI
APN
29-010-134
UPID
US73-2691371
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Newtown, PA
Zoning LI · permitted uses
LI · Newtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newtown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.9M
RESTAURANT
Est. value
$7.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.5M
MEDICAL BUILDING
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$5.5M
OFFICE BUILDING Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1971
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
3.32 ac
Current owner
From public records · entity-resolved
Utuba LLC
Entity
Free & Clear · 8 yrs held
Mailing address
11 SKYVIEW DR, WARMINSTER, PA 18974-1214
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2018
—
Utuba LLC
Utaba LLC
Quit Claim Deed
—
May 21, 2018
$625,000
Nance Property-newtown LLC
Utaba LLC
Warranty Deed
$500,000 · Citizens Bk/pa
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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