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Property profile & analytics
OFF-MARKET
Estimated value
$16,525,000
Warehouses
282 Gulph Rd, King Of Prussia, PA 19406-3106
Entity Owned
8-yr Hold
Free & Clear
Property ID
US73-5731265
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1989
Total area
103,000 SF
Lot
3.39 ac (147,668 SF)
Zoning code
LI
APN
58-00-17122-00-1
UPID
US73-5731265
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
-
Extra Space Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.17M
Blend (final)
Blend
$16.53M
Owner & transaction history
Esp 135 LLC · 8 yrs held
Esp 135 LLC
since 2018
3 recorded transactions
Zoning & alternative use
LI · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$19.6M
+21.8%
Medical building
$16.2M
+1.0%
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 King Of Prussia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King Of Prussia 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
$16,080,000
Current use
OFFICE BUILDING
$19,595,000
Change: +22% · Conversion: Difficult
MEDICAL BUILDING
$16,235,000
Change: +1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,860,000
Change: -8% · Conversion: Difficult
RESTAURANT
$14,455,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,425,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$16.53M
Range $14.87M – $18.18M · ±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
$160 / 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
$202,351
Tax year 2023
Assessed value
$6,566,000
Assessed 2024
Previous assessed
$6,566,000
+0.0% YoY
Effective rate
3.08%
On assessed value
Total market value
$6,566,000
Applied tax rate
58.0000
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
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Heating
FORCED AIR
Cooling
CENTRAL
Units
50
Total area
103,000 SF
Lot
3.39 ac (147,668 SF)
Zoning code
LI
APN
58-00-17122-00-1
UPID
US73-5731265
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · King Of Prussia, PA
Zoning LI · permitted uses
LI · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
King Of Prussia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$16.1M
OFFICE BUILDING
Est. value
$19.6M
MEDICAL BUILDING
Est. value
$16.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.9M
RESTAURANT
Est. value
$14.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.4M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
1989
Heating
FORCED AIR
Cooling
Yes
Units
50
Lot
3.39 ac
Current owner
From public records · entity-resolved
Esp 135 LLC
Entity
Free & Clear · 8 yrs held
Mailing address
6890 S 2300TH E, SALT LAKE CITY, UT 84171-6001
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2018
$20,962,118
Esp 135 LLC
Ess Prisa II Subsidiary LLC
Grant Deed
—
Nov 9, 2009
—
American Tower Asset Sub II Ll
—
Deed Of Trust
related
$1,750,000,000 · American Tower Depositor Sub L
Aug 9, 2005
$5,315,867
Ess Prisa II Subsidiary LLC
Susa Ptshp
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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