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Property profile & analytics
OFF-MARKET
Estimated value
$6,985,000
Office buildings
2300 Computer Rd Willow Grove, PA 19090-1752
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-0306278
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Total area
82,916 SF
Lot
10.04 ac (437,342 SF)
Zoning code
I
APN
59-00-01157-03-5
UPID
US73-0306278
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
-
Ruiz Jimmy MD Physician
-
John Kuryan, MD - Allergist Physician Medical Clinic
-
Monitor Medical Medical Clinic
-
FedEx Drop Box Postal Service Courier Service
-
Testosterone Replacement Therapy Philadelphia, PA Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.75M
Blend (final)
Blend
$6.99M
Owner & transaction history
Commonwealth Of Pa Department Of Tr · 1 yrs held
Commonwealth Of Pa Department Of Tr
since 2025
Last sale
$5.8M
6 recorded transactions
Zoning & alternative use
I · Willow Grove, 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 Willow Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Grove 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
$5,975,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$11,640,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$11,525,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$6.99M
Range $6.29M – $7.68M · ±10% · vs last sale $5.77M (Mar 18 2022)
Last sale anchor
$5.77M
Mar 18 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
$84 / 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
$191,991
Tax year 2023
Assessed value
$4,039,200
Assessed 2024
Previous assessed
$4,039,200
+0.0% YoY
Effective rate
4.75%
On assessed value
Total market value
$4,039,200
Applied tax rate
59.0000
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
1986
Heating
FORCED AIR
Cooling
CENTRAL
Total area
82,916 SF
Lot
10.04 ac (437,342 SF)
Zoning code
I
APN
59-00-01157-03-5
UPID
US73-0306278
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I · Willow Grove, PAZoning I · permitted uses
I · Willow Grove, 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
RESTAURANT
Est. value
$11.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.5M
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
1986
Heating
FORCED AIR
Cooling
Yes
Lot
10.04 ac
Current owner
From public records · entity-resolved
Commonwealth Of Pa Department Of Tr
Entity
Mailing address
200 DRYDEN RD E STE #2000, DRESHER, PA 19025-1048
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2025
—
Commonwealth Of Pa Department Of Tr
Bt Blair LLC
Deed
—
Mar 18, 2022
$5,770,000
Bt Blair LLC
Blair Mill Executive Mews Associate
Special Warranty Deed
—
Mar 18, 2022
—
Rem Willow Grove LP
Blair Mill Executive Mews Associate
Lease
—
Oct 7, 2011
—
Mill Asso Blair Executive
—
Deed Of Trust
related
$8,500,000 · Rait Partnership LP
Sep 25, 2001
—
Mill Assn Blair Executive
—
Deed Of Trust
related
$7,050,000 · Pinnacle Capital Group LP
Apr 12, 2001
$4,425,000
Mill Assn Blair Executive
Montgomery County Industrial
Grant 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.
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