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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Commercial land
23 Rock Hl Rd, Bala Cynwyd, PA 19004-2050
Entity Owned
3-yr Hold
Free & Clear
Property ID
US73-2825399
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1950
Total area
6,016 SF
Lot
1.59 ac (69,193 SF)
Zoning code
C2
APN
40-00-52076-00-3
UPID
US73-2825399
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$960k
Comparable Approach
Comparable
$788k
Blend (final)
Blend
$1.18M
Owner & transaction history
Rhr Investment LLC · 3 yrs held
Rhr Investment LLC
since 2022
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
C2 · Bala Cynwyd, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+174.6%
Retail stores
$1.6M
+150.2%
Office building
$960,000
+48.5%
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 Bala Cynwyd submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bala Cynwyd 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
$1,555,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,040,000
6.5%
$960,000
7%
$890,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,780,000
Change: +175% · Conversion: Difficult
RETAIL STORES
$1,620,000
Change: +150% · Conversion: Easy
OFFICE BUILDING
$960,000
Change: +48% · Conversion: Easy
MEDICAL BUILDING
$950,000
Change: +46% · Conversion: Easy
RESTAURANT
$845,000
Change: +30% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$835,000
Change: +29% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$785,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±10% · vs last sale $1.50M (Sep 29 2022)
Last sale anchor
$1.50M
Sep 29 2022
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
$196 / 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
$18,451
Tax year 2023
Assessed value
$441,820
Assessed 2024
Previous assessed
$915,460
-51.7% YoY
Effective rate
4.18%
On assessed value
Total market value
$441,820
Applied tax rate
40.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1950
Heating
STEAM
Cooling
CENTRAL
Total area
6,016 SF
Lot
1.59 ac (69,193 SF)
Zoning code
C2
APN
40-00-52076-00-3
UPID
US73-2825399
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Bala Cynwyd, PA
Zoning C2 · permitted uses
C2 · Bala Cynwyd, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bala Cynwyd. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING
Est. value
$960,000
MEDICAL BUILDING
Est. value
$950,000
RESTAURANT
Est. value
$845,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$835,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$785,000
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
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
1950
Heating
STEAM
Cooling
Yes
Lot
1.59 ac
Current owner
From public records · entity-resolved
Rhr Investment LLC
Entity
Free & Clear · 3 yrs held
Mailing address
446 GERMANTOWN PIKE UNIT #145, LAFAYETTE HILL, PA 19444-2807
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 10, 2023
—
Rhr Investment LLC
—
Deed
related
$15,934,000 · Wilmington Savings Fund Society Fsb
Sep 29, 2022
—
Rhr Investment LLC
Rhr Investment LLC
Intrafamily Transfer
related
—
Oct 18, 2021
$1,500,000
Rhr Investment LLC
Anthony G Gerardi
Deed
$1,500,000 · Wilmington Savings Fund Societ
Dec 1, 2005
—
Anthony G Gerardi
Gerardi,joyce M
Quit Claim Deed
related
—
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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