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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Retail residential properties
250 Lincoln Hwy Fairless Hills, PA 19030-2001
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US73-2006003
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1890
Total area
2,171 SF
Lot
25.15 ac (1,095,490 SF)
Zoning code
MHP
APN
13-007-007
UPID
US73-2006003
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
-
The Raven Pub Nightclub Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
$450k
Comparable Approach
Comparable
$549k
Blend (final)
Blend
$515k
Owner & transaction history
Breezy Acres Management LLC · 12 yrs held
Breezy Acres Management LLC
since 2013
3 recorded transactions
Zoning & alternative use
MHP · Fairless Hills, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$535,000
+3.2%
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 Fairless Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairless Hills 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
$550,000
CAP Approach
CAP Return
Estimation
6%
$490,000
6.5%
$450,000
7%
$420,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$520,000
Current use
MEDICAL BUILDING
$535,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$505,000
Change: -3% · Conversion: Difficult
OFFICE BUILDING
$450,000
Change: -13% · Conversion: Easy
RETAIL STORES
$430,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$237 / 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
Tax billed
$221,902
Tax year 2024
Assessed value
$996,400
Assessed 2024
Previous assessed
$996,400
+0.0% YoY
Effective rate
22.27%
On assessed value
Assessed land
$972,440
Assessed improvement
$23,960
Land market value
$13,321,038
Improvement market value
$328,218
Total market value
$13,649,256
Applied tax rate
13.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1890
Heating
CENTRAL
Cooling
NONE
Stories
2
Total area
2,171 SF
Lot
25.15 ac (1,095,490 SF)
Zoning code
MHP
APN
13-007-007
UPID
US73-2006003
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
MHP · Fairless Hills, PA
Zoning MHP · permitted uses
MHP · Fairless Hills, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairless Hills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$520,000
MEDICAL BUILDING
Est. value
$535,000
AUTO REPAIR, GARAGE
Est. value
$505,000
OFFICE BUILDING
Est. value
$450,000
RETAIL STORES
Est. value
$430,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1890
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
25.15 ac
Current owner
From public records · entity-resolved
Breezy Acres Management LLC
Entity
Mailing address
2846 MAIN ST STE 12A, MORGANTOWN, PA 19543-9490
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2023
—
Breezy Acres Management LLC
—
Deed
related
$11,500,000 · Symetra Life Insurance Co
Nov 27, 2013
$9,542,318
Breezy Acres Management LLC
Perano,frank T
Grant Deed
$7,100,000 · Rait Fndg LLC
—
—
Frank T Perano
—
Deed Of Trust
related
$1,600,000 · Harleysville Nat'l Bank & Trus
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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