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Property profile & analytics
OFF-MARKET
Estimated value
$6,385,000
Warehouses
18 Souderton Hatfield Pike, Souderton, PA 18964-1912
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-3600961
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2002
Total area
70,800 SF
Lot
12.79 ac (557,132 SF)
Zoning code
L1
APN
34-00-04948-01-3
UPID
US73-3600961
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
-
Life Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.39M
Owner & transaction history
Commonwealth Of Pennsylvania · 1 yrs held
Commonwealth Of Pennsylvania
since 2025
7 recorded transactions
Zoning & alternative use
L1 · Souderton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.9M
+53.1%
Apartment house (5+ units)
$9.8M
+51.6%
Neighborhood: shopping center
$9.2M
+42.2%
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 Souderton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Souderton 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
WAREHOUSE, STORAGE
$6,490,000
Current use
RESTAURANT
$9,935,000
Change: +53% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,840,000
Change: +52% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,230,000
Change: +42% · Conversion: Moderate
Blend value · Realmo final
$6.39M
Range $5.75M – $7.02M · ±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
$90 / 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
$109,690
Tax year 2023
Assessed value
$2,731,250
Assessed 2024
Previous assessed
$2,731,250
+0.0% YoY
Effective rate
4.02%
On assessed value
Total market value
$2,731,250
Applied tax rate
34.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2002
Heating
NONE
Cooling
NONE
Units
228
Total area
70,800 SF
Lot
12.79 ac (557,132 SF)
Zoning code
L1
APN
34-00-04948-01-3
UPID
US73-3600961
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
L1 · Souderton, PA
Zoning L1 · permitted uses
L1 · Souderton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Souderton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.5M
RESTAURANT
Est. value
$9.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.2M
WAREHOUSE, STORAGE 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
2002
Heating
NONE
Cooling
Yes
Units
228
Lot
12.79 ac
Current owner
From public records · entity-resolved
Commonwealth Of Pennsylvania
Individual
Mailing address
2121 OLD GATESBURG RD STE #200, STATE COLLEGE, PA 16803-2290
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2025
—
Commonwealth Of Pennsylvania
Franconia Storage LLC
Deed
—
Oct 31, 2017
—
Franconia Storage LLC
—
Grant Deed
related
$18,700,000 · Goldman Sachs Mtg
Apr 30, 2004
$3,950,000
Ameriserv Fin
Franconia Storage
Grant Deed
—
Apr 30, 2004
—
Ameriserv Fin
Franconia Storage
Grant Deed
related
—
—
—
Franconia Storage LLC
—
Deed Of Trust
related
$789,360 · Graystone Bank
—
—
Franconia Storage LLC
—
Deed Of Trust
related
$22,000,000 · National Penn Bk
—
—
Franconia Storage LLC
—
Deed Of Trust
related
$9,700,000 · National Penn Bk
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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