Entity Owned Property summary
AI-generated overview
This exceptional 17,000 square foot, three-story Class B commercial building, located at 304 Old Lancaster Road, Bala Cynwyd, offers a unique leasing opportunity. Built in 1970 and extensively renovated in 2021, the property boasts 20 suites, with one immediately available space of 900 square feet. The minimum divisible space is 900 square feet, and the maximum contiguous space available is also 900 square feet. The building is ideally situated at the corner of Old Lancaster Road and Montgomery Avenue, providing excellent visibility and accessibility. Its convenient location offers easy access to local restaurants and a SEPTA bus stop directly at the corner. Ample onsite parking is available (12+ spaces). The property is zoned commercial and falls within the Merion submarket cluster. The building is suitable for a variety of uses, including retail and office space, making it an attractive option for businesses seeking a well-maintained and conveniently located space. The building does not have elevators. This is a multi-tenant building.
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1950
Total area
13,467 SF
Lot
0.46 ac (19,900 SF)
Zoning code
R7
APN
40-00-44140-00-1
UPID
US73-5808658
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Carpet & Flooring Store Hardware & Home Improvement
-
Apartment Building
-
Association / Organization
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.80M
Comparable Approach
Comparable
$2.58M
Blend (final)
Blend
$3.69M
Owner & transaction history
since 2023
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
R7 · Merion Station, PA
Top alternative use upside
Auto repair, garage
$4.0M
+112.7%
Retail stores
$3.6M
+93.7%
Office building
$2.2M
+17.7%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.69M
Value range
$3.32M – $4.06M
±10% around blend
Estimated value / SF
$274 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
60
$3.32M
blend $3.69M
$4.06M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,467 SF
Lot area
0.46 ac
Year built
1950
Stories
2
APN
40-00-44140-00-1
Zoning
R7
Assessed value
$942,650
Annual tax
$39,368
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.80M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.03M
@ 6.5% CAP return
$2.80M
@ 7% CAP return
$2.60M
4
Sales comparison
Partial preview
Sales approach indication
$1.17M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.8 mi away · 12,000 SF
4.3 mi away · 10,620 SF
4.9 mi away · 14,000 SF
6.3 mi away · 13,075 SF
8.5 mi away · 15,273 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.69M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 117 sales
$139
+97%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $274/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+113%
vs current-use indication
Retail Stores
Office Building
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
4.90%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.90%
9.0%
NOI (est.)
$238k *
Last sale · May 2023
$3.40M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.86M
Move the market yield to see immediate price impact.
Value / SF
$361
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.40%4.90%5.40%
$214k
$4.87M
$4.37M
$3.97M
$238k
$5.41M
$4.86M
$4.41M
$262k
$5.95M
$5.34M
$4.85M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$800k
3.8 mi · Feb 2026 · $78/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$39,368
Tax year 2023
Assessed value
$942,650
Assessed 2024
Previous assessed
$942,650
+0.0% YoY
Effective rate
4.18%
On assessed value
Total market value
$942,650
Applied tax rate
40.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1950
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
13
Total area
13,467 SF
Lot
0.46 ac (19,900 SF)
Zoning code
R7
APN
40-00-44140-00-1
UPID
US73-5808658
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R7 · Merion Station, PAZoning R7 · permitted uses
R7 · Merion Station, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1950
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
13
Lot
0.46 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R7
Jurisdiction
Merion Station, PA
Recorded code
R7
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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