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Property profile & analytics
OFF-MARKET
Estimated value
$60,375,000
Garden apartment buildings
2 Willow Dr Hatfield, PA 19440-4033
Entity Owned
24-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-3986287
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1984
Total area
517,834 SF
Lot
31.33 ac (1,364,735 SF)
Zoning code
GA
APN
35-00-02386-00-9
UPID
US73-3986287
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
-
K B F Associates Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$60.38M
Owner & transaction history
Kbf Associates LP · 24 yrs held
Kbf Associates LP
since 2001
1 recorded transaction
Zoning & alternative use
GA · Hatfield, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$84.7M
+17.7%
Medical building
$81.6M
+13.4%
Restaurant
$72.7M
+1.0%
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 Hatfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hatfield 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
APARTMENT HOUSE (5+ UNITS)
$71,975,000
Current use
OFFICE BUILDING
$84,730,000
Change: +18% · Conversion: Moderate
MEDICAL BUILDING
$81,620,000
Change: +13% · Conversion: Moderate
RESTAURANT
$72,685,000
Change: +1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$67,495,000
Change: -6% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$57,910,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$60.38M
Range $54.34M – $66.41M · ±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
$117 / 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
$883,426
Tax year 2023
Assessed value
$22,066,080
Assessed 2024
Previous assessed
$22,066,080
+0.0% YoY
Effective rate
4.00%
On assessed value
Total market value
$22,066,080
Applied tax rate
35.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1984
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
13
Total area
517,834 SF
Lot
31.33 ac (1,364,735 SF)
Zoning code
GA
APN
35-00-02386-00-9
UPID
US73-3986287
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
GA · Hatfield, PA
Zoning GA · permitted uses
GA · Hatfield, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hatfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$72.0M
OFFICE BUILDING
Est. value
$84.7M
MEDICAL BUILDING
Est. value
$81.6M
RESTAURANT
Est. value
$72.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$67.5M
INDUSTRIAL (GENERAL)
Est. value
$57.9M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1984
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
13
Lot
31.33 ac
Current owner
From public records · entity-resolved
Kbf Associates LP
Entity
Mailing address
112 S FRENCH ST105MP, WILMINGTON, DE 19801-5035
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 21, 2001
—
Kbf Associates LP
—
Trustees Deed
related
$31,075,000 · Fannie Mae Trustee
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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