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Property profile & analytics
OFF-MARKET
Estimated value
$25,275,000
Assisted living facilities
2460 John Fries Hwy Quakertown, PA 18951-2259
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-1454757
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2022
Total area
132,136 SF
Lot
10.4 ac (453,024 SF)
Zoning code
RA
APN
23-015-099
UPID
US73-1454757
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
-
Life Span School & Daycare Daycare Center
-
Plexus Group Inc Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$31.33M
Blend (final)
Blend
$25.28M
Owner & transaction history
Lifequest Nursing Center · 5 yrs held
Lifequest Nursing Center
since 2021
7 recorded transactions
Zoning & alternative use
RA · Quakertown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$36.1M
+15.2%
Medical building
$32.6M
+4.1%
Commercial (general)
$31.6M
+0.9%
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 Quakertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Quakertown 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$31,330,000
Current use
APARTMENT HOUSE (5+ UNITS)
$36,105,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$32,610,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$31,615,000
Change: +1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$30,705,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$27,365,000
Change: -13% · Conversion: Difficult
RETAIL STORES
$26,170,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$25.28M
Range $22.75M – $27.80M · ±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
$191 / 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 2024Property tax & assessments
Tax year 2024
Applied tax rate
23.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2022
Heating
CENTRAL
Cooling
YES
Buildings
3
Stories
1
Units
141
Total area
132,136 SF
Lot
10.4 ac (453,024 SF)
Zoning code
RA
APN
23-015-099
UPID
US73-1454757
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
RA · Quakertown, PA
Zoning RA · permitted uses
RA · Quakertown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Quakertown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$31.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$36.1M
MEDICAL BUILDING
Est. value
$32.6M
COMMERCIAL (GENERAL)
Est. value
$31.6M
AUTO REPAIR, GARAGE
Est. value
$30.7M
OFFICE BUILDING
Est. value
$27.4M
RETAIL STORES
Est. value
$26.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2022
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
3
Units
141
Lot
10.4 ac
Current owner
From public records · entity-resolved
Lifequest Nursing Center
Individual
Mailing address
2460 JOHN FRIES HWY, QUAKERTOWN, PA 18951-2259
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2021
—
Lifequest
—
Deed
related
—
Jun 23, 2021
—
Lifespan Day Care
—
Deed
related
—
Jun 14, 2021
—
Lifequest Nursing Center
Lifequest
Correction Deed
related
—
Jul 27, 2017
—
Lifequest Nursing Center
—
Grant Deed
related
$48,910,000 · Bank Of Ny Mellon
Jun 30, 2016
—
Lifequest Nursing Center
—
Deed
related
$8,100,000 · The Provident Bank
Sep 9, 2014
—
Lifespan Day Care
—
Grant Deed
related
$1,200,000 · Susquehanna Bk
Jan 2, 2013
—
Day Care Lifespan
—
Deed Of Trust
related
$15,500,000 · Susquehanna Bank
Jun 25, 2002
—
Lifequest Nursing Center
—
Deed Of Trust
related
$8,325,000 · Gmac Commercial Mortgage Corp
Jul 3, 1997
—
Lifequest Nursing Center
—
Deed Of Trust
related
$11,500,000 · Corestates Bank
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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