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Property profile & analytics
OFF-MARKET
Estimated value
$7,475,000
Office buildings
2600 Monroe Blvd Norristown, PA 19403-2416
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US73-1072334
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Total area
42,274 SF
Lot
4.15 ac (180,774 SF)
Zoning code
IP
APN
43-00-08831-50-4
UPID
US73-1072334
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
by Request
Comparable Approach
Comparable
$9.90M
Blend (final)
Blend
$7.48M
Owner & transaction history
Vfop LP · 18 yrs held
Vfop LP
since 2007
7 recorded transactions
Zoning & alternative use
IP · Norristown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$11.4M
+54.6%
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 Norristown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Norristown 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
OFFICE BUILDING
$7,360,000
Current use
RETAIL STORES
$11,385,000
Change: +55% · Conversion: Moderate
MEDICAL BUILDING
$6,665,000
Change: -9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$6,100,000
Change: -17% · Conversion: Easy
RESTAURANT
$5,935,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$7.48M
Range $6.73M – $8.22M · ±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
$177 / 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
$144,071
Tax year 2023
Assessed value
$3,532,300
Assessed 2024
Previous assessed
$4,151,170
-14.9% YoY
Effective rate
4.08%
On assessed value
Total market value
$3,532,300
Applied tax rate
43.0000
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
1987
Heating
HOT WATER
Cooling
CENTRAL
Total area
42,274 SF
Lot
4.15 ac (180,774 SF)
Zoning code
IP
APN
43-00-08831-50-4
UPID
US73-1072334
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
IP · Norristown, PAZoning IP · permitted uses
IP · Norristown, 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
OFFICE BUILDING Current
Est. value
$7.4M
RETAIL STORES
Est. value
$11.4M
MEDICAL BUILDING
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
RESTAURANT
Est. value
$5.9M
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
1987
Heating
HOT WATER
Cooling
Yes
Lot
4.15 ac
Current owner
From public records · entity-resolved
Vfop LP
Entity
Mailing address
3 GARRET MTN PLZ STE #400, WOODLAND PARK, NJ 07424-3352
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2022
—
V F O P LP
—
Deed
related
$750,000 · M & T Bank
Mar 22, 2018
—
V F O P LP
—
Deed
related
$31,985 · M&t Bk
Nov 21, 2012
—
Vfop LP
—
Deed Of Trust
related
$1,800,000 · M & T Bank
Dec 5, 2007
—
Vfop LP
Glenborough Valley Forge Gp LLC
Deed
—
Sep 25, 2007
—
German Amer Cap Corp
Glenborough Gateway Office L
Grant Deed
related
—
—
—
Vfop LP
—
Loan Modification
related
$1,729,917 · M&t Bk
—
—
Vfop LP
—
Deed Of Trust
related
$1,800,000 · M & T Bank
—
—
V F O P LP
—
Loan Modification
related
$31,985 · M&t 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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