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Property profile & analytics
OFF-MARKET
Estimated value
$3,480,000
Office buildings
27 Blacksmith Rd Newtown, PA 18940-1870
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US73-1031934
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Total area
18,434 SF
Lot
1.52 ac (66,385 SF)
Zoning code
LI
APN
29-010-163
UPID
US73-1031934
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
$4.76M
Comparable Approach
Comparable
$3.52M
Blend (final)
Blend
$3.48M
Owner & transaction history
Newtown Racquetball Associates A Pe · 8 yrs held
Newtown Racquetball Associates A Pe
since 2017
7 recorded transactions
Zoning & alternative use
LI · Newtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$5.0M
+8.9%
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 Newtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newtown 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%
$5,150,000
6.5%
$4,755,000
7%
$4,415,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,625,000
Current use
APARTMENT HOUSE (5+ UNITS)
$5,035,000
Change: +9% · Conversion: Easy
MEDICAL BUILDING
$4,550,000
Change: -2% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,410,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,285,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$3.48M
Range $3.13M – $3.83M · ±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
$189 / 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
$46,058
Tax year 2024
Assessed value
$259,160
Assessed 2024
Previous assessed
$259,160
+0.0% YoY
Effective rate
17.77%
On assessed value
Assessed land
$28,240
Assessed improvement
$230,920
Land market value
$386,848
Improvement market value
$3,163,274
Total market value
$3,550,122
Applied tax rate
29.0000
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
1989
Heating
CENTRAL
Cooling
YES
Stories
2
Total area
18,434 SF
Lot
1.52 ac (66,385 SF)
Zoning code
LI
APN
29-010-163
UPID
US73-1031934
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Newtown, PA
Zoning LI · permitted uses
LI · Newtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newtown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
MEDICAL BUILDING
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.3M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1989
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
1.52 ac
Current owner
From public records · entity-resolved
Newtown Racquetball Associates A Pe
Entity
Mailing address
120 PHEASANT RUN, NEWTOWN, PA 18940-1821
Ownership since
2017
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
Feb 10, 2026
—
Newtown Racquetball Associates LLC
—
Deed
related
$2,750,000 · Webster Bank NA
Nov 22, 2023
—
Newtown Racquetball Associates LLC
—
Deed
related
$2,100,000 · Webster Bank NA
Mar 4, 2020
—
Newtown Racquetball Assocs LLC
—
Deed
related
$7,000,000 · Sterling Nat'l Bk
Nov 1, 2017
$1,486,500
Newtown Racquetball Associates A Pe
Dobisch Granados Mlkvy And Robbins
Deed
$1,106,000 · Sterling National Bank
—
—
Dobisch Tranados Mlkvys
—
Deed Of Trust
related
$50,000 · Patriot Bank NA
—
—
Newtown Racquetball Assocs LLC
—
Loan Modification
related
$7,000,000 · Sterling Nat'l Bk
—
—
Dobisch Granados Mikvys
—
Deed Of Trust
related
$1,700,000 · Conestoga Bank
—
—
Dobisch Granados Mlkvys
—
Deed Of Trust
related
$1,180,000 · Firstrust Bank
—
—
Dobisch Granados
—
Deed Of Trust
related
$1,300,000 · Patriot Bank NA
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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