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Property profile & analytics
OFF-MARKET
Estimated value
$31,015,000
Garden apartment buildings
298 Blair Ml Rd Horsham, PA 19044-2709
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-3062734
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1968
Total area
344,636 SF
Lot
25.02 ac (1,089,871 SF)
Zoning code
R7
APN
36-00-01015-00-2
UPID
US73-3062734
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
-
Gallaga Software Solutions Inc (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$31.02M
Owner & transaction history
Blair Mill Village Apt Pa Owner LLC · 2 yrs held
Blair Mill Village Apt Pa Owner LLC
since 2024
4 recorded transactions
Zoning & alternative use
R7 · Horsham, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$48.4M
+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 Horsham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Horsham 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
APARTMENT HOUSE (5+ UNITS)
$47,900,000
Current use
RESTAURANT
$48,375,000
Change: +1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$44,920,000
Change: -6% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$38,540,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$31.02M
Range $27.91M – $34.12M · ±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
$90 / 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
$445,532
Tax year 2023
Assessed value
$11,334,400
Assessed 2024
Previous assessed
$11,334,400
+0.0% YoY
Effective rate
3.93%
On assessed value
Total market value
$11,334,400
Applied tax rate
36.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1968
Heating
HEAT PUMP
Cooling
NONE
Units
144
Total area
344,636 SF
Lot
25.02 ac (1,089,871 SF)
Zoning code
R7
APN
36-00-01015-00-2
UPID
US73-3062734
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R7 · Horsham, PAZoning R7 · permitted uses
R7 · Horsham, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$47.9M
RESTAURANT
Est. value
$48.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$44.9M
INDUSTRIAL (GENERAL)
Est. value
$38.5M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1968
Heating
HEAT PUMP
Cooling
Yes
Units
144
Lot
25.02 ac
Current owner
From public records · entity-resolved
Blair Mill Village Apt Pa Owner LLC
Entity
Mailing address
409 STENTON AVE, FLOURTOWN, PA 19031-1327
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 8, 2024
—
Blair Mill Village Apt Pa Owner LLC
S&f Development Associates
Special Warranty Deed
$42,164,000 · Newpoint Real Estate Capital LLC
Sep 2, 1998
—
S & F Development Associates
—
Grant Deed
related
$13,062,000 · Reilly Mortgage Group INC
—
—
S & F Dev Associates
—
Deed Of Trust
related
$19,597,100 · M & T Realty Capital Corp
—
—
S & F Development Associates
—
Deed Of Trust
related
$3,000,000 · New York Cmnty Bk
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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