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Property profile & analytics
FOR LEASE
Office buildings
2 Walnut Grove Dr Horsham, PA 19044
Entity Owned
10-yr Hold
Free & Clear
Property ID
US73-1643232
For Lease
1 / 2
$13,130,000
2 Walnut Grove Dr, Horsham, PA 19044
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Total area
85,011 SF
Lot
6.92 ac (301,435 SF)
Zoning code
I2
APN
36-00-11362-50-9
UPID
US73-1643232
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
-
Home Solutions Pharmacy
-
Acurian Research Institute
-
Summit Risk Services Insurance Agency
-
Hull & Co Inc Insurance Agency
-
PeopleShare Horsham Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.05M
Blend (final)
Blend
$13.13M
Owner & transaction history
Rv Op 4 LP · 10 yrs held
Rv Op 4 LP
since 2015
2 recorded transactions
Zoning & alternative use
I2 · Horsham, 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 Horsham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Horsham 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
$13,910,000
Current use
MEDICAL BUILDING
$13,400,000
Change: -4% · Conversion: Easy
RESTAURANT
$11,930,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$11,815,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$13.13M
Range $11.82M – $14.44M · ±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
$154 / 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
$235,046
Tax year 2023
Assessed value
$5,979,600
Assessed 2024
Previous assessed
$5,979,600
+0.0% YoY
Effective rate
3.93%
On assessed value
Total market value
$5,979,600
Applied tax rate
36.0000
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
For Lease
Year built
1989
Heating
FORCED AIR
Cooling
CENTRAL
Total area
85,011 SF
Lot
6.92 ac (301,435 SF)
Zoning code
I2
APN
36-00-11362-50-9
UPID
US73-1643232
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I2 · Horsham, PA
Zoning I2 · permitted uses
I2 · Horsham, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Horsham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$13.9M
MEDICAL BUILDING
Est. value
$13.4M
RESTAURANT
Est. value
$11.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.8M
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
1989
Heating
FORCED AIR
Cooling
Yes
Lot
6.92 ac
Current owner
From public records · entity-resolved
Rv Op 4 LP
Entity
Free & Clear · 10 yrs held
Mailing address
700 DRESHER RD STE #150, HORSHAM, PA 19044-0138
Ownership since
2015
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
Jun 13, 2018
—
Rv Op 1 LP
—
Grant Deed
related
$1,280,000 · Jpmorgan Chase Bk NA
Dec 4, 2015
$235,000,000
Rv Op 4 LP
Liberty Property Limited Partnershi
Special Warranty Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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