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Property profile & analytics
OFF-MARKET
Estimated value
$38,115,000
Garden apartment buildings
313 Conestoga Way Eagleville, PA 19403-5040
Trust Owned
26-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-2782935
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1971
Total area
305,760 SF
Lot
22.5 ac (980,100 SF)
Zoning code
R2
APN
43-00-03358-00-1
UPID
US73-2782935
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
-
Eagle Stream Apartments Apartment Building Apartments
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$38.12M
Owner & transaction history
Eagle Stream Trust
Eagle Stream Trust
2 recorded transactions
Zoning & alternative use
R2 · Eagleville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$53.2M
+20.7%
Medical building
$48.2M
+9.3%
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 Eagleville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Eagleville 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)
$44,110,000
Current use
OFFICE BUILDING
$53,245,000
Change: +21% · Conversion: Moderate
MEDICAL BUILDING
$48,195,000
Change: +9% · Conversion: Moderate
RESTAURANT
$42,915,000
Change: -3% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$39,855,000
Change: -10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$36,730,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$38.12M
Range $34.30M – $41.93M · ±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
$125 / 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
$495,834
Tax year 2023
Assessed value
$12,156,816
Assessed 2024
Previous assessed
$12,156,816
+0.0% YoY
Effective rate
4.08%
On assessed value
Total market value
$12,156,816
Applied tax rate
43.0000
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
1971
Heating
FORCED AIR
Cooling
CENTRAL
Units
23
Total area
305,760 SF
Lot
22.5 ac (980,100 SF)
Zoning code
R2
APN
43-00-03358-00-1
UPID
US73-2782935
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Eagleville, PAZoning R2 · permitted uses
R2 · Eagleville, 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
$44.1M
OFFICE BUILDING
Est. value
$53.2M
MEDICAL BUILDING
Est. value
$48.2M
RESTAURANT
Est. value
$42.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$39.9M
COMMERCIAL (GENERAL)
Est. value
$36.7M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
MEDICAL BUILDING
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
1971
Heating
FORCED AIR
Cooling
Yes
Units
23
Lot
22.5 ac
Current owner
From public records · entity-resolved
Eagle Stream Trust
Trust
Mailing address
2620 EGYPT RD, NORRISTOWN, PA 19403-2302
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Eagle Stream Trust
—
Deed Of Trust
related
$10,700 · John Hancock Mutual Life Ins
—
—
Eagle Stream Trust
—
Deed Of Trust
related
$19,000,000 · Gmac Commercial Mortgage Corp
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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