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Property profile & analytics
OFF-MARKET
Estimated value
$13,795,000
Garden apartment buildings
3100 Terwood Rd, Willow Grove, PA 19090-1432
Trust Owned
6-yr Hold
~
Est. High Equity
Property ID
US73-1957353
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1966
Total area
150,040 SF
Lot
10.74 ac (467,834 SF)
Zoning code
C2
APN
59-00-19963-00-3
UPID
US73-1957353
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
-
Westbury Apartments Apartment Complex
-
Evelyn PC Computer Repair and Upgrade Computer & Electronic Repair
-
AAA Pool Liners General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.80M
Owner & transaction history
Rosen,tallu Trust · 6 yrs held
Rosen,tallu Trust
since 2020
4 recorded transactions
Zoning & alternative use
C2 · Willow Grove, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$21.1M
+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 Willow Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Grove 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)
$20,855,000
Current use
RESTAURANT
$21,060,000
Change: +1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,555,000
Change: -6% · Conversion: Difficult
COMMERCIAL (GENERAL)
$18,260,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$13.80M
Range $12.42M – $15.17M · ±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
$92 / 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
$239,645
Tax year 2023
Assessed value
$5,041,750
Assessed 2024
Previous assessed
$5,041,750
+0.0% YoY
Effective rate
4.75%
On assessed value
Total market value
$5,041,750
Applied tax rate
59.0000
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
1966
Heating
FORCED AIR
Cooling
WINDOW A/C
Units
32
Total area
150,040 SF
Lot
10.74 ac (467,834 SF)
Zoning code
C2
APN
59-00-19963-00-3
UPID
US73-1957353
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Willow Grove, PA
Zoning C2 · permitted uses
C2 · Willow Grove, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willow Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$20.9M
RESTAURANT
Est. value
$21.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.6M
COMMERCIAL (GENERAL)
Est. value
$18.3M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (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
1966
Heating
FORCED AIR
Cooling
Yes
Units
32
Lot
10.74 ac
Current owner
From public records · entity-resolved
Rosen,tallu Trust
Trust
Mailing address
3100 TERWOOD RD, WILLOW GROVE, PA 19090-1432
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Jan 29, 2020
—
Rosen,tallu Trust
Ruben Rosen
Quit Claim Deed
related
$5,700 · Fulton Bk NA
Jan 24, 2013
—
Bruce Polekoff
—
Deed Of Trust
related
$4,700,000 · Firstrust Bank
Apr 17, 2008
—
Bruce Polekoff
Siy Polekoff Qtip Mt
Quit Claim Deed
related
—
Jul 21, 2003
—
Tallu Mt Rosen
Kaplan,kenneth
Grant Deed
$950,000 · Firstrust 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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