Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$5,835,000
Warehouses
261 Schoolhouse Rd Souderton, PA 18964-2431
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US73-0863713
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2002
Total area
71,214 SF
Lot
11.3 ac (492,228 SF)
Zoning code
LI
APN
34-00-04471-00-4
UPID
US73-0863713
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
-
CrossFit Apex Gym & Fitness Center
-
Ambius Big Box & Wholesale Store (Bike/Boat/Book/etc) Store
-
Pacproinc - Packaging Progressions Inc. Industrial Manufacturer Factory
-
Ehrlich Pest Control Garden Center
-
Precision Fitness Physical Therapy Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.84M
Owner & transaction history
Packaging Progressions INC · 6 yrs held
Packaging Progressions INC
since 2019
7 recorded transactions
Zoning & alternative use
LI · Souderton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$9.3M
+42.2%
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 Souderton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Souderton 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
WAREHOUSE, STORAGE
$6,530,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$9,280,000
Change: +42% · Conversion: Moderate
Blend value · Realmo final
$5.84M
Range $5.25M – $6.42M · ±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
$82 / 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
$99,945
Tax year 2023
Assessed value
$2,488,600
Assessed 2024
Previous assessed
$2,488,600
+0.0% YoY
Effective rate
4.02%
On assessed value
Total market value
$2,488,600
Applied tax rate
34.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2002
Heating
OTHER
Cooling
NONE
Total area
71,214 SF
Lot
11.3 ac (492,228 SF)
Zoning code
LI
APN
34-00-04471-00-4
UPID
US73-0863713
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Souderton, PA
Zoning LI · permitted uses
LI · Souderton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Souderton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.3M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
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
2002
Heating
OTHER
Cooling
Yes
Lot
11.3 ac
Current owner
From public records · entity-resolved
Packaging Progressions INC
Entity
Mailing address
261 SCHOOLHOUSE RD STE #7, SOUDERTON, PA 18964-2431
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
25 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2019
—
Packaging Progressions INC
D & L Partners LP
Grant Deed
related
—
Aug 24, 2015
$5,400,000
D&l Partners LP
Suburban Equities II INC
Deed
—
Sep 8, 2011
—
Suburban Equities II INC
—
Deed Of Trust
related
$2,500,000 · Univest National Bank & Tr Co
Feb 22, 2010
—
Suburban Equities II INC
—
Trustees Deed
related
$1,000,000 · Univest National Bank & Tr Co
May 28, 2009
—
Suburban Equities II INC
—
Trustees Deed
related
$2,200,000 · Univest National Bank & Tr Co
May 19, 2009
—
Suburban Equities II INC
—
Grant Deed
related
$4,400,000 · Univest National Bank & Tr Co
Jan 21, 2009
—
Suburban Equities II INC
—
Trustees Deed
related
$4,400,000 · Univest National Bank & Tr Co
Jan 7, 2008
—
Suburban Equities II INC
—
Trustees Deed
related
$2,200,000 · Univest National Bank & Tr Co
Nov 13, 2003
—
Univest Nat Bk & T Co
Suburban Equit II,c
Grant Deed
related
$2,500,000 · Univest Nat Bk&t Co
Apr 18, 2002
—
Suburban Equities II INC
—
Trustees Deed
related
$2,500,000 · Harleysville Nat'l Bank & Trus
Jan 10, 2000
$349,000
Suburban Equities II INC
Allebach,esther L
Grant Deed
related
$249,000 · Seller
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$1,765,407 · Univest National Bank & Tr Co
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$1,000,000 · Univest National Bank & Tr Co
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$350,000 · First Union National Bank
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$50,000 · First Union National Bank
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$750,000 · Union Nat'l Bk & Tr Souderton
—
—
Suburban Equities II INC
—
Loan Modification
related
$1,000,000 · Univest Bank & Trust Co
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$1,000,000 · Univest Bank & Trust Co
—
—
D & L Partners LP
—
Loan Modification
related
$2,700,000 · Penn Liberty Bk
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$1,708,200 · Univest Bank & Trust Co
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$1,000,000 · Univest National Bank & Tr Co
—
—
D & L Partners LP
—
Deed Of Trust
related
$2,212,000 · South Estn Economic Dev Co/pa
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$1,500,000 · Univest Bank & Trust Co
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$1,000,000 · Univest Bank & Trust Co
—
—
Suburban Equities II INC
—
Deed Of Trust
related
$100,000 · First Union National 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 261 Schoolhouse Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
