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Property profile & analytics
OFF-MARKET
Estimated value
$1,115,000
Investment properties
180 Town Ctr Rd King Of Prussia, PA 19406-2396
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US73-0286157
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1955
Total area
7,976 SF
Lot
0.25 ac (10,900 SF)
Zoning code
SC
APN
58-00-19048-00-1
UPID
US73-0286157
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
-
Warped Reality Tattoo Tattoo & Piercing Shop
-
Tantra Hair Salon
-
Cuticle Corner Nail Salon
-
King of Prussia Flower Shop (Bike/Boat/Book/etc) Store Florist
-
Perfect Events (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
$941k
Blend (final)
Blend
$1.12M
Owner & transaction history
Michelle Mastrocola · 24 yrs held
Michelle Mastrocola
since 2001
7 recorded transactions
Zoning & alternative use
SC · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+131.2%
Medical building
$1.3M
+91.5%
Warehouse, storage
$1.2M
+89.7%
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 King Of Prussia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King Of Prussia 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%
$1,375,000
6.5%
$1,270,000
7%
$1,180,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,515,000
Change: +131% · Conversion: Easy
MEDICAL BUILDING
$1,255,000
Change: +92% · Conversion: Easy
WAREHOUSE, STORAGE
$1,245,000
Change: +90% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,150,000
Change: +75% · Conversion: Moderate
RESTAURANT
$1,120,000
Change: +71% · Conversion: Difficult
Blend value · Realmo final
$1.12M
Range $1.00M – $1.23M · ±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
$140 / 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
$20,990
Tax year 2023
Assessed value
$681,110
Assessed 2024
Previous assessed
$681,110
+0.0% YoY
Effective rate
3.08%
On assessed value
Assessed land
$116,030
Assessed improvement
$565,080
Land market value
$116,030
Improvement market value
$565,080
Total market value
$681,110
Applied tax rate
58.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1955
Heating
FORCED AIR
Cooling
CENTRAL
Total area
7,976 SF
Lot
0.25 ac (10,900 SF)
Zoning code
SC
APN
58-00-19048-00-1
UPID
US73-0286157
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
SC · King Of Prussia, PA
Zoning SC · permitted uses
SC · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
King Of Prussia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
RESTAURANT
Est. value
$1.1M
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
1955
Heating
FORCED AIR
Cooling
Yes
Lot
0.25 ac
Current owner
From public records · entity-resolved
Michelle Mastrocola
Individual
Mailing address
180 TOWN CTR RD, KING OF PRUSSIA, PA 19406-2396
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2019
—
Michelle Mastrocola
—
Deed
related
$200,000 · Bryn Mawr Tr
Apr 22, 2019
—
Michelle Mastrocola
—
Deed
related
$400,000 · Bryn Mawr Tr
Aug 22, 2001
$750,000
Michelle Mastrocola
Plan-a-tan Enterprises INC
Grant Deed
—
Sep 8, 2000
$511,000
Plan A Tan Enterprises INC
Upper Merion Township
Grant Deed
$433,250 · Crusader Bank Fsb
—
—
Michelle Mastrocola
—
Deed Of Trust
related
$200,000 · Bryn Mawr Tr
—
—
Michelle Mastrocola
—
Deed Of Trust
related
$400,000 · Bryn Mawr Tr
—
—
Michelle M Mastrocola
—
Deed Of Trust
related
$200,000 · Royal Bank America
—
—
Michelle Mastrocola
—
Deed Of Trust
related
$600,000 · Royal Bank America
—
—
Michelle Mastrocola
—
Deed Of Trust
related
$225,000 · Sovereign Bank
—
—
Michelle Mastrocola
—
Deed Of Trust
related
$530,000 · Sovereign Bank
—
—
Plan-a Tan Enterprises INC
—
Deed Of Trust
related
$35,000 · Barbara
—
—
Plan-a Tan Enterprises INC
—
Deed Of Trust
related
$510,000 · Barbara
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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