321 Lemon St Stowe, PA 19464-6559
Entity Owned
2-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.66M
Range $1.49M – $1.82M (±10%)
Implied cap rate
3.80%
In-place · NOI ÷ last sale
Property ID
US73-2968485
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1965
Total area
4,620 SF
Lot
0.38 ac (16,740 SF)
Zoning code
R3
APN
64-00-03301-00-1
UPID
US73-2968485
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
$960k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.66M
Owner & transaction history
since 2023
Last sale
$1.5M
1 recorded transaction
Zoning & alternative use
R3 · Stowe, PA
Top alternative use upside
Auto repair, garage
$1.4M
+112.7%
Retail stores
$1.2M
+93.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.66M
Value range
$1.49M – $1.82M
±10% around blend
Estimated value / SF
$358 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$1.49M
blend $1.66M
$1.82M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,620 SF
Lot area
0.38 ac
Year built
1965
Stories
2
APN
64-00-03301-00-1
Assessed value
$257,960
Annual tax
$12,392
3
Income approach: direct capitalization
Partial preview
Income approach indication
$960k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.04M
@ 6.5% CAP return
$960k
@ 7% CAP return
$890k
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.66M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 117 sales
$139
+158%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $358/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
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
3.80%
Implied, in-place cap rate for this garden 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 · 3.80%
9.0%
NOI (est.)
$107k *
Last sale · Nov 2023
$1.53M
* 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$2.81M
Move the market yield to see immediate price impact.
Value / SF
$608
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
3.30%3.80%4.30%
$96k
$2.91M
$2.53M
$2.23M
$107k
$3.23M
$2.81M
$2.48M
$117k
$3.56M
$3.09M
$2.73M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$12,392
Tax year 2023
Assessed value
$257,960
Assessed 2024
Previous assessed
$257,960
+0.0% YoY
Effective rate
4.80%
On assessed value
Assessed land
$40,100
Assessed improvement
$217,860
Land market value
$40,100
Improvement market value
$217,860
Total market value
$257,960
Applied tax rate
64.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1965
Heating
NONE
Cooling
NONE
Stories
2
Units
4
Rooms
12
Bathrooms
4
Total area
4,620 SF
Lot
0.38 ac (16,740 SF)
Zoning code
R3
APN
64-00-03301-00-1
UPID
US73-2968485
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R3 · Stowe, PAZoning R3 · permitted uses
R3 · Stowe, 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
1965
Heating
NONE
Cooling
Yes
Stories
2
Units
4
Rooms
12
Bathrooms
4
Lot
0.38 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R3
Jurisdiction
Stowe, PA
Recorded code
R3
Ownership Intelligence
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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.
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