2165 Mt Bethel Hwy Mount Bethel, PA 18343
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.56M
Range $1.40M – $1.72M (±10%)
Implied cap rate
5.50%
In-place · NOI ÷ last sale
Property ID
US73-1914723
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Total area
11,000 SF
Lot
8.29 ac (361,112 SF)
Zoning code
VC
APN
C11 32 14B 0131
UPID
US73-1914723
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.48M
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.56M
Owner & transaction history
since 2022
Last sale
$1.7M
2 recorded transactions
Zoning & alternative use
VC · Mount Bethel, PA
Top alternative use upside
Medical building
$1.7M
+15.4%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.56M
Value range
$1.40M – $1.72M
±10% around blend
Estimated value / SF
$142 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
40
$1.40M
blend $1.56M
$1.72M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
11,000 SF
Lot area
8.29 ac
Year built
1991
Stories
1
APN
C11 32 14B 0131
Assessed value
$585,900
Annual tax
$44,616
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.31M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.42M
@ 6.5% CAP return
$1.31M
@ 7% CAP return
$1.22M
4
Sales comparison
Partial preview
Sales approach indication
$1.07M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.3 mi away · 9,100 SF
21.5 mi away · 11,900 SF
22.7 mi away · 12,658 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.56M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 116 sales
$132
+7%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $142/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+15%
vs current-use indication
Retail Stores · current use
Restaurant
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
5.50%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.50%
9.0%
NOI (est.)
$119k *
Last sale · Jun 2022
$1.70M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.16M
Move the market yield to see immediate price impact.
Value / SF
$197
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%5.50%6.00%
$107k
$2.14M
$1.95M
$1.79M
$119k
$2.38M
$2.16M
$1.98M
$131k
$2.62M
$2.38M
$2.18M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$475k
9.1 mi · Oct 2025 · $40/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$44,616
Tax year 2024
Assessed value
$585,900
Assessed 2024
Previous assessed
$585,900
+0.0% YoY
Effective rate
7.61%
On assessed value
Assessed land
$53,700
Assessed improvement
$532,200
Land market value
$107,400
Improvement market value
$1,064,400
Total market value
$1,171,800
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1991
Heating
YES
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
11,000 SF
Lot
8.29 ac (361,112 SF)
Zoning code
VC
APN
C11 32 14B 0131
UPID
US73-1914723
Jurisdiction
NORTHAMPTON
Zoning & alternative use
VC · Mount Bethel, PAZoning VC · permitted uses
VC · Mount Bethel, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1991
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Lot
8.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
VC
Jurisdiction
Mount Bethel, PA
Recorded code
VC
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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