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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Office buildings
2703 Emaus Ave 2711 Allentown, PA 18103-7217
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1744162
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1964
Total area
5,104 SF
Lot
0.46 ac (20,000 SF)
Zoning code
B-3
APN
549595861772-1
UPID
US73-1744162
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
-
RCCG NEW LIGHT CHAPEL Church
-
Lethal Allure Hair Salon
-
Southside Event Center Hotel & Motel Resort
-
Sharon Plessl School of Dance Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
$455k
Comparable Approach
Comparable
$588k
Blend (final)
Blend
$510k
Owner & transaction history
Horizon Valley Properties LLC · 4 yrs held
Horizon Valley Properties LLC
since 2022
Last sale
$500,000
2 recorded transactions
Zoning & alternative use
B-3 · Allentown, 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 Allentown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Allentown 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
$530,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$495,000
6.5%
$455,000
7%
$420,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$690,000
Current use
COMMERCIAL (GENERAL)
$630,000
Change: -9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$590,000
Change: -14% · Conversion: Easy
RETAIL STORES
$565,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $500k (Jul 13 2022)
Last sale anchor
$500k
Jul 13 2022
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
$100 / 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
$16,660
Tax year 2024
Assessed value
$465,400
Assessed 2024
Previous assessed
$465,400
+0.0% YoY
Effective rate
3.58%
On assessed value
Assessed land
$120,000
Assessed improvement
$345,400
Land market value
$120,000
Improvement market value
$345,400
Total market value
$465,400
Applied tax rate
19.0000
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
1964
Heating
YES
Cooling
YES
Stories
1
Total area
5,104 SF
Lot
0.46 ac (20,000 SF)
Zoning code
B-3
APN
549595861772-1
UPID
US73-1744162
Jurisdiction
LEHIGH
Zoning & alternative use
B-3 · Allentown, PA
Zoning B-3 · permitted uses
B-3 · Allentown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Allentown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$690,000
COMMERCIAL (GENERAL)
Est. value
$630,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$590,000
RETAIL STORES
Est. value
$565,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1964
Heating
YES
Cooling
Yes
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Horizon Valley Properties LLC
Entity
Mailing address
838 N 12TH ST, ALLENTOWN, PA 18102-1319
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2022
$500,000
Horizon Valley Properties LLC
Sharon E Pongrscz
Special Warranty Deed
$400,000 · Embassy Bank For The Lehigh Valley
Feb 2, 2006
$395,000
Carlman Pongracz
Michael P Donovan
Deed
$316,000 · Wachovia 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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