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Property profile & analytics
OFF-MARKET
Estimated value
$107,245,000
Office Spaces
18 Lightcap Rd 1 Pottstown, PA 19464-7806
Individually Owned
1-yr Hold
Free & Clear
Property ID
US73-0884499
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2007
Total area
605,161 SF
Lot
78.08 ac (3,401,165 SF)
Zoning code
LLI
APN
37-00-03481-85-6
UPID
US73-0884499
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
-
SKECHERS Factory Outlet Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Converse Factory Store Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Johnston & Murphy Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Michael Kors Outlet (Bike/Boat/Book/etc) Store Clothing & Fashion Store
-
Tienda Lacoste Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$107.25M
Owner & transaction history
Ulta Salon Cosmetics & Fragrance In · 1 yrs held
Ulta Salon Cosmetics & Fragrance In
since 2025
2 recorded transactions
Zoning & alternative use
LLI · Pottstown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$163.0M
+64.6%
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 Pottstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pottstown 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
$99,015,000
Current use
RETAIL STORES
$162,950,000
Change: +65% · Conversion: Moderate
MEDICAL BUILDING
$95,385,000
Change: -4% · Conversion: Easy
RESTAURANT
$84,940,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$84,110,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$107.25M
Range $96.52M – $117.97M · ±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
$177 / 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
$2,166,117
Tax year 2023
Assessed value
$56,018,930
Assessed 2024
Previous assessed
$56,018,930
+0.0% YoY
Effective rate
3.87%
On assessed value
Total market value
$56,018,930
Applied tax rate
37.0000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2007
Heating
FORCED AIR
Cooling
CENTRAL
Total area
605,161 SF
Lot
78.08 ac (3,401,165 SF)
Zoning code
LLI
APN
37-00-03481-85-6
UPID
US73-0884499
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LLI · Pottstown, PA
Zoning LLI · permitted uses
LLI · Pottstown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pottstown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$99.0M
RETAIL STORES
Est. value
$163.0M
MEDICAL BUILDING
Est. value
$95.4M
RESTAURANT
Est. value
$84.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$84.1M
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2007
Heating
FORCED AIR
Cooling
Yes
Lot
78.08 ac
Current owner
From public records · entity-resolved
Ulta Salon Cosmetics & Fragrance In
Individual
Free & Clear · 1 yrs held
Mailing address
PO BOX 6120, INDIANAPOLIS, IN 46206-6120
Ownership since
2025
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
Jan 30, 2025
—
Ulta Salon Cosmetics & Fragrance In
Philadelphia Premium Outlets LLC
Deed
—
Oct 12, 2004
$16,363,292
Chelsea Limerick Holdings LLC
Providence Properties INC
Grant 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.
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