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Property profile & analytics
OFF-MARKET
Estimated value
$2,635,000
Office buildings
3 Vlg Rd Horsham, PA 19044-3819
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US73-5731199
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Total area
19,866 SF
Lot
4.4 ac (191,664 SF)
Zoning code
BC
APN
36-00-03556-10-7
UPID
US73-5731199
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
-
Abington Weight Management Center Weight Loss Service
-
Walsh Commercial Real Estate Real Estate Agency
-
Grace and Glow MD Spa & Massage Center Alternative Medicine Practice
-
Barrow Cynthia J Physician
-
Larry Cutler Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.62M
Blend (final)
Blend
$2.64M
Owner & transaction history
Partners I Anthem · 16 yrs held
Partners I Anthem
since 2009
7 recorded transactions
Zoning & alternative use
BC · Horsham, 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 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
OFFICE BUILDING
$3,250,000
Current use
MEDICAL BUILDING
$3,130,000
Change: -4% · Conversion: Easy
RESTAURANT
$2,790,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,760,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.64M
Range $2.37M – $2.90M · ±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
$133 / 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
$47,117
Tax year 2023
Assessed value
$1,198,690
Assessed 2024
Previous assessed
$1,198,690
+0.0% YoY
Effective rate
3.93%
On assessed value
Total market value
$1,198,690
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1920
Heating
FORCED AIR
Cooling
CENTRAL
Total area
19,866 SF
Lot
4.4 ac (191,664 SF)
Zoning code
BC
APN
36-00-03556-10-7
UPID
US73-5731199
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
BC · Horsham, PA
Zoning BC · permitted uses
BC · Horsham, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Horsham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$3.1M
RESTAURANT
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
OFFICE BUILDING Current
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1920
Heating
FORCED AIR
Cooling
Yes
Lot
4.4 ac
Current owner
From public records · entity-resolved
Partners I Anthem
Entity
Mailing address
3 VLG RD STE #200, HORSHAM, PA 19044-3818
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2022
—
Homestead Partners I LP
—
Deed
related
$350,000 · Qnb Bank
Oct 27, 2009
—
Partners I Anthem
—
Deed Of Trust
related
$2,900,000 · Qnb Bank
Aug 18, 2009
$980,000
Partners I Anthem
Schriver,eugene III & Laura K T
Grant Deed
$980,000 · Qnb Bank
Jun 11, 2002
$560,000
Fulton Bank
Homestead Properties
Trustees Deed
related
—
—
—
Homestead Properties INC
—
Deed Of Trust
related
$300,000 · Abington Bank
—
—
Laura K Schriver
—
Deed Of Trust
related
$560,000 · Wachovia Bank NA
—
—
Partners I LP Homestead
—
Deed Of Trust
related
$2,900,000 · Qnb Bank
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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