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Property profile & analytics
OFF-MARKET
Estimated value
$2,820,000
Investment properties
303-305 Main St, Lansdale, PA 19446
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1427423
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Total area
22,433 SF
Lot
0.2 ac (8,594 SF)
Zoning code
B
APN
11-00-09520-00-9
UPID
US73-1427423
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.57M
Comparable Approach
Comparable
$2.60M
Blend (final)
Blend
$2.82M
Owner & transaction history
Madison Ave Apartments Owner LLC · 4 yrs held
Madison Ave Apartments Owner LLC
since 2022
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
B · Lansdale, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.7M
+75.9%
Medical building
$3.5M
+69.5%
Restaurant
$3.2M
+50.9%
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 Lansdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lansdale 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
$2,930,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,870,000
6.5%
$3,570,000
7%
$3,315,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,085,000
Current use
OFFICE BUILDING
$3,670,000
Change: +76% · Conversion: Easy
MEDICAL BUILDING
$3,535,000
Change: +69% · Conversion: Easy
RESTAURANT
$3,150,000
Change: +51% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,120,000
Change: +49% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,925,000
Change: +40% · Conversion: Difficult
Blend value · Realmo final
$2.82M
Range $2.54M – $3.10M · ±10% · vs last sale $2.88M (May 24 2022)
Last sale anchor
$2.88M
May 24 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
$126 / 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
$52,327
Tax year 2023
Assessed value
$1,243,960
Assessed 2024
Previous assessed
$1,243,960
+0.0% YoY
Effective rate
4.21%
On assessed value
Total market value
$1,243,960
Applied tax rate
11.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Heating
HOT WATER
Cooling
NONE
Total area
22,433 SF
Lot
0.2 ac (8,594 SF)
Zoning code
B
APN
11-00-09520-00-9
UPID
US73-1427423
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
B · Lansdale, PA
Zoning B · permitted uses
B · Lansdale, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lansdale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.1M
OFFICE BUILDING
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.5M
RESTAURANT
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1920
Heating
HOT WATER
Cooling
Yes
Lot
0.2 ac
Current owner
From public records · entity-resolved
Madison Ave Apartments Owner LLC
Entity
Mailing address
6 ESPLANADE DR, SOMERSET, NJ 08873-6049
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2022
$2,786,470
Madison Ave Apartments Owner LLC
306 Madison Ave LLC
Special Warranty Deed
related
$5,328,000 · Harleysville Bank
Jul 7, 2017
$2,875,000
306 Madison Ave LLC
303-305 W Main Street LLC
Grant Deed
$2,300,000 · Capital One Multifamily Fin
Mar 8, 2013
$456,435
303-305 W Main Street LLC
Leite,celso & Margarida
Grant Deed
—
Mar 8, 2013
—
303-305 W Main Street LLC
—
Deed Of Trust
related
$1,935,000 · Royal Bank America
Dec 5, 2008
$460,000
Margarida Leite
Roma,robert
Grant Deed
$345,000 · Monument Bank
—
—
Robert Roma
—
Deed Of Trust
related
$267,000 · Union National Bank & Trust
—
—
Roma De Clerk Associates
—
Deed Of Trust
related
$267,000 · Union National Bank & Trust
—
—
Celso Leite
—
Deed Of Trust
related
$100,000 · Monument Bank
—
—
Roma Declerk Associates
—
Deed Of Trust
related
$70,000 · Union Nat'l Bk & Tr Souderton
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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