Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$5,385,000
Assisted living facilities
2900 St Rd Warrington, PA 18976-1610
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US73-4108527
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2020
Total area
28,149 SF
Lot
3 ac (130,680 SF)
Zoning code
RA
APN
50-010-014-001
UPID
US73-4108527
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
-
Gloria Dei Communities Corporate Office
-
The Pathways at Warrington Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.67M
Blend (final)
Blend
$5.39M
Owner & transaction history
Gdl Farms Corp · 10 yrs held
Gdl Farms Corp
since 2015
6 recorded transactions
Zoning & alternative use
RA · Warrington, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$7.7M
+15.2%
Medical building
$6.9M
+4.1%
Commercial (general)
$6.7M
+0.9%
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 Warrington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrington 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$6,675,000
Current use
APARTMENT HOUSE (5+ UNITS)
$7,690,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$6,945,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,735,000
Change: +1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,540,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$5,830,000
Change: -13% · Conversion: Difficult
RETAIL STORES
$5,575,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$5.39M
Range $4.85M – $5.92M · ±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
$191 / 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
Applied tax rate
50.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2020
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
28,149 SF
Lot
3 ac (130,680 SF)
Zoning code
RA
APN
50-010-014-001
UPID
US73-4108527
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
RA · Warrington, PA
Zoning RA · permitted uses
RA · Warrington, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.7M
MEDICAL BUILDING
Est. value
$6.9M
COMMERCIAL (GENERAL)
Est. value
$6.7M
AUTO REPAIR, GARAGE
Est. value
$6.5M
OFFICE BUILDING
Est. value
$5.8M
RETAIL STORES
Est. value
$5.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2020
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
3 ac
Current owner
From public records · entity-resolved
Gdl Farms Corp
Entity
Mailing address
3501 MASONS ML RD STE #403, HUNTINGDON VALLEY, PA 19006-3517
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2018
—
Gdl Farms Corp
—
Loan Modification
related
$45,654,262 · Bank Of Ny Mellon
Sep 29, 2015
$1,000,000
Gdl Farms Corp
Nationwide Land Holdings LLC
Grant Deed
$850,000 · Bank Of Ny Mellon
Jul 9, 2014
$200,000
Nationwide Land Holdings LLC
Lamplighter Village Ptrs LLC
Grant Deed
—
Nov 22, 2004
—
Lamplighter Village Ptrs LLC
Lamplighter Village Assocs
Quit Claim Deed
related
—
Jan 30, 2003
—
Lamplighter Village Assoc LP
—
Trustees Deed
related
$4,500,000 · Wachovia Bank NA
Jul 26, 2002
$2,000,000
Lamplighter Village Assoc LP
Mcnaney,william R & Dorothy M
Grant Deed
$7,700,000 · 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.
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 2900 St 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.
