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Property profile & analytics
OFF-MARKET
Estimated value
$4,685,000
Day care centers
2321 Blair Ml Rd Willow Grove, PA 19090-1702
Individually Owned
4-yr Hold
Property ID
US73-1917530
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2019
Total area
10,584 SF
Lot
1.82 ac (79,148 SF)
Zoning code
O
APN
59-00-01157-04-4
UPID
US73-1917530
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
-
Lightbridge Academy Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.69M
Owner & transaction history
Twenty Three Twenty One Blair Mill · 4 yrs held
Twenty Three Twenty One Blair Mill
since 2022
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
O · Willow Grove, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+56.5%
Retail stores
$2.9M
+42.6%
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
$4,795,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$3,130,000
Change: +57% · Conversion: Difficult
RETAIL STORES
$2,850,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$4.69M
Range $4.22M – $5.15M · ±10% · vs last sale $4.63M (Mar 1 2022)
Last sale anchor
$4.63M
Mar 1 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
$443 / 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
$42,111
Tax year 2023
Assessed value
$885,950
Assessed 2024
Previous assessed
$885,950
+0.0% YoY
Effective rate
4.75%
On assessed value
Total market value
$885,950
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2019
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
6
Bathrooms
1
Total area
10,584 SF
Lot
1.82 ac (79,148 SF)
Zoning code
O
APN
59-00-01157-04-4
UPID
US73-1917530
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
O · Willow Grove, PAZoning O · permitted uses
O · 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
AUTO REPAIR, GARAGE
Est. value
$3.1M
RETAIL STORES
Est. value
$2.9M
AUTO REPAIR, GARAGE
RETAIL STORES
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
2019
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
6
Bathrooms
1
Lot
1.82 ac
Current owner
From public records · entity-resolved
Twenty Three Twenty One Blair Mill
Individual
Mailing address
126 UPLAND TER, BALA CYNWYD, PA 19004-3127
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2022
$4,631,796
Twenty Three Twenty One Blair Mill
2321 Blair Mill Road LLC
Deed
—
May 30, 2019
—
2321 Blair Mill Road LLC
—
Deed
related
$2,700,000 · Columbia Bk
Nov 8, 2016
$700,000
2321 Blair Mill Road LLC
Guarnaccia,helen & Edward P JR
Grant Deed
—
Feb 28, 2006
$35,000
Helen Guarnaccia
Guarnaccia,michael & Helen
Grant Deed
related
—
Apr 30, 2002
—
Helen V Guarnaccia
Guarnaccia,michael
Quit Claim Deed
related
—
Apr 12, 2002
—
Helen Guarnaccia
Guarnaccia,michael
Quit Claim Deed
related
—
—
—
2321 Blair Mill Road LLC
—
Deed Of Trust
related
$2,700,000 · Columbia Bk
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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