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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Sports & entertainment properties
35 Lacrue Ave Ste 6 Glen Mills, PA 19342-1088
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-2964042
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2004
Total area
10,000 SF
Lot
3 ac (130,680 SF)
APN
13-00-00214-24
UPID
US73-2964042
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
$795k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$780k
Owner & transaction history
Lacrue 35 LLC · 3 yrs held
Lacrue 35 LLC
since 2023
Last sale
$769,600
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$940,000
+30.5%
Office building
$870,000
+20.8%
Commercial (general)
$725,000
+0.8%
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 Glen Mills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glen Mills 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
$785,000
ML approach
$795,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$720,000
Current use
AUTO REPAIR, GARAGE
$940,000
Change: +31% · Conversion: Difficult
OFFICE BUILDING
$870,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$725,000
Change: +1% · Conversion: Difficult
WAREHOUSE, STORAGE
$625,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $770k (Jan 5 2023)
Last sale anchor
$770k
Jan 5 2023
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
$78 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$13,547
Tax year 2024
Assessed value
$595,000
Assessed 2024
Previous assessed
$595,000
+0.0% YoY
Effective rate
2.28%
On assessed value
Assessed improvement
$595,000
Total market value
$595,000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2004
Heating
NONE
Stories
1
Units
2
Total area
10,000 SF
Lot
3 ac (130,680 SF)
APN
13-00-00214-24
UPID
US73-2964042
Jurisdiction
DELAWARE
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$720,000
AUTO REPAIR, GARAGE
Est. value
$940,000
OFFICE BUILDING
Est. value
$870,000
COMMERCIAL (GENERAL)
Est. value
$725,000
WAREHOUSE, STORAGE
Est. value
$625,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2004
Heating
NONE
Stories
1
Units
2
Lot
3 ac
Current owner
From public records · entity-resolved
Lacrue 35 LLC
Entity
Mailing address
35 LACRUE AVE STE #5, GLEN MILLS, PA 19342-1088
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2023
$1,480,000
Lacrue 35 LLC
Kd Jones Properties LLC
Deed
$1,550,000 · Td Bank NA
Jan 6, 2015
$570,000
Kd Jones Properties LLC
Aubert Lacrue LP
Grant Deed
$456,000 · Citizens Bk/pa
Jan 19, 2011
$2,432,500
Aubert Lacrue LP
Aubert Lacrue LP
Grant Deed
related
—
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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