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Property profile & analytics
OFF-MARKET
Estimated value
$5,800,000
Office buildings
185 Commerce Dr Fort Washington, PA 19034-2416
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US73-0148697
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1958
Total area
43,560 SF
Lot
4.6 ac (200,376 SF)
Zoning code
LIM
APN
54-00-04375-00-8
UPID
US73-0148697
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
-
CM3 Building Solutions, Inc. Security Service
-
Goldfish Swim School - Fort Washington Swimming School Baby Swimming School
-
Siebe Environmental Controls Environmental Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.71M
Blend (final)
Blend
$5.80M
Owner & transaction history
Cm3 Holdings Pa LLC · 6 yrs held
Cm3 Holdings Pa LLC
since 2020
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
LIM · Fort Washington, 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 Fort Washington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Washington 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
$6,805,000
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
$7,125,000
Current use
MEDICAL BUILDING
$6,865,000
Change: -4% · Conversion: Easy
RESTAURANT
$6,115,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,055,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$5.80M
Range $5.22M – $6.38M · ±10% · vs last sale $6.00M (Jun 29 2020)
Last sale anchor
$6.00M
Jun 29 2020
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
$133 / 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
$115,388
Tax year 2023
Assessed value
$2,366,100
Assessed 2024
Previous assessed
$2,366,100
+0.0% YoY
Effective rate
4.88%
On assessed value
Total market value
$2,366,100
Applied tax rate
54.0000
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
1958
Heating
FORCED AIR
Cooling
CENTRAL
Total area
43,560 SF
Lot
4.6 ac (200,376 SF)
Zoning code
LIM
APN
54-00-04375-00-8
UPID
US73-0148697
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LIM · Fort Washington, PAZoning LIM · permitted uses
LIM · Fort Washington, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.1M
MEDICAL BUILDING
Est. value
$6.9M
RESTAURANT
Est. value
$6.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
OFFICE BUILDING Current
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
1958
Heating
FORCED AIR
Cooling
Yes
Lot
4.6 ac
Current owner
From public records · entity-resolved
Cm3 Holdings Pa LLC
Entity
Mailing address
185 COMMERCE DR STE #1, FORT WASHINGTON, PA 19034-2416
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2020
$6,000,000
Cm3 Holdings Pa LLC
185 Whitemarsh Partners LP
Grant Deed
$4,200,000 · Univest Bk & Tr Co
Aug 26, 2010
—
Univest Natl Bk & Trust Co
185 Whitemarsh Partners LP
Grant Deed
related
—
Jun 16, 2010
—
185 Whitemarsh Partners LP
Pnc 1999-cmi 185 Commerce Drive LLC
Deed
—
Aug 20, 2009
$2,307
Pnc 1999-cm1 185 Commerce Driv
Sheriff Of Montgomery County
Trustees Deed
related
—
Apr 23, 2004
—
Penna Dept Trans
Jls 185 Cd LLC
Grant Deed
related
—
Jul 31, 2001
$4,810,000
Jls 185 Cd LLC
185 Commerce Drive Associates
Grant Deed
related
—
Aug 7, 1998
$1,708,750
185 Commerce Drive Assoc
Weinberg,william
Grant Deed
—
Sep 26, 1997
$1,708,750
Commerce Dr Assoc 185
Weinberg Trust
Grant Deed
$2,100,000 · First Republic Bank
—
—
185 Whitemarsh Partners LP
—
Loan Modification
related
$807,812 · Univest Bk & Tr Co
—
—
185 Commerce Drive Assoc LP
—
Deed Of Trust
related
$3,450,000 · Midland Loan Services LP
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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