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Property profile & analytics
OFF-MARKET
Estimated value
$8,340,000
Outlet malls
2620 Moreland Rd Willow Grove, PA 19090-4000
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US73-0047990
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1974
Total area
94,920 SF
Lot
8.35 ac (363,726 SF)
Zoning code
PB
APN
30-00-45100-00-5
UPID
US73-0047990
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
-
At Home Home Decor Store Department Store
-
Evgeniya Goldenberg 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
$8.34M
Owner & transaction history
Tlm Realty Corp · 22 yrs held
Tlm Realty Corp
since 2004
7 recorded transactions
Zoning & alternative use
PB · Willow Grove, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$88 / 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
$135,649
Tax year 2023
Assessed value
$2,929,160
Assessed 2024
Previous assessed
$2,929,160
+0.0% YoY
Effective rate
4.63%
On assessed value
Total market value
$2,929,160
Applied tax rate
30.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1974
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
94,920 SF
Lot
8.35 ac (363,726 SF)
Zoning code
PB
APN
30-00-45100-00-5
UPID
US73-0047990
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
PB · Willow Grove, PA
Zoning PB · permitted uses
PB · Willow Grove, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willow Grove. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1974
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
8.35 ac
Current owner
From public records · entity-resolved
Tlm Realty Corp
Entity
Mailing address
295 MADISON AVE FL #37, NEW YORK, NY 10017-6343
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2019
—
New Willow Grove Pa Retail LLC
—
Deed
related
$12,150,000 · Goldman Sachs Bk USA
Dec 2, 2016
—
Willow Grove Pa Retail LLC
—
Deed
related
$8,500,000 · Miscellaneous Ins Co
Oct 4, 2011
—
Willow Grove Pa Retail LLC
—
Deed Of Trust
related
$2,295,000 · Miscellaneous Ins Co
Jun 13, 2006
—
Willow Grove Pa Retail LLC
—
Deed Of Trust
related
$26,000,000 · Ing Life Ins & Annunity Co
Feb 27, 2004
—
Tlm Realty Corp
Tlm Realty Corp
Quit Claim Deed
related
—
Feb 27, 2004
$10
Tlm Realty Corp
Tlm Realty Corp
Grant Deed
related
—
Nov 10, 2003
—
Willow Grove Pa Real Ty LLC
Tm Willow Grove Re Ty Ltd Part
Quit Claim Deed
related
—
—
—
New Willow Grove Pa Retail LLC
—
Deed Of Trust
related
$12,150,000 · Goldman Sachs Bk USA
—
—
W & Z Prop Ltd
—
Deed Of Trust
related
—
—
—
Willow Grove Pa Retail LLC
—
Loan Modification
related
$8,500,000 · Miscellaneous Ins Co
—
—
W & Z Prop Ltd
—
Deed Of Trust
related
—
—
—
Willow Grove Pa Retail LLC
—
Deed Of Trust
related
$25,500,000 · Greenwich Capital Financial Pr
—
—
W & Z Prop Ltd
—
Deed Of Trust
related
—
—
—
W & Z Prop Ltd
—
Deed Of Trust
related
—
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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