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Property profile & analytics
OFF-MARKET
Estimated value
$6,780,000
Office buildings
351 Elm St Conshohocken, PA 19428-1908
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-0083036
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Total area
30,870 SF
Lot
2.71 ac (118,244 SF)
Zoning code
LI
APN
05-00-02280-00-1
UPID
US73-0083036
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
by Request
CAP Approach
CAP
$7.97M
Comparable Approach
Comparable
$6.42M
Blend (final)
Blend
$6.78M
Owner & transaction history
Hp Milltown LLC · 9 yrs held
Hp Milltown LLC
since 2016
Last sale
$6.7M
7 recorded transactions
Zoning & alternative use
LI · Conshohocken, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.1M
+80.6%
Retail stores
$8.3M
+64.6%
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 Conshohocken submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Conshohocken 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
$7,625,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,630,000
6.5%
$7,965,000
7%
$7,395,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,050,000
Current use
AUTO REPAIR, GARAGE
$9,125,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$8,310,000
Change: +65% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,935,000
Change: -2% · Conversion: Easy
MEDICAL BUILDING
$4,865,000
Change: -4% · Conversion: Easy
RESTAURANT
$4,335,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,290,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$6.78M
Range $6.10M – $7.46M · ±10% · vs last sale $6.73M (Feb 3 2020)
Last sale anchor
$6.73M
Feb 3 2020
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
$220 / 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
$96,826
Tax year 2023
Assessed value
$2,790,550
Assessed 2024
Previous assessed
$2,790,550
+0.0% YoY
Effective rate
3.47%
On assessed value
Total market value
$2,790,550
Applied tax rate
5.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Heating
STEAM
Cooling
CENTRAL
Stories
1
Rooms
9
Total area
30,870 SF
Lot
2.71 ac (118,244 SF)
Zoning code
LI
APN
05-00-02280-00-1
UPID
US73-0083036
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Conshohocken, PA
Zoning LI · permitted uses
LI · Conshohocken, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Conshohocken. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$9.1M
RETAIL STORES
Est. value
$8.3M
COMMERCIAL (GENERAL)
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$4.9M
RESTAURANT
Est. value
$4.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2000
Heating
STEAM
Cooling
Yes
Stories
1
Rooms
9
Lot
2.71 ac
Current owner
From public records · entity-resolved
Hp Milltown LLC
Entity
Mailing address
2450 SHENANGO VLY FWY, HERMITAGE, PA 16148-2572
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2020
—
Hudson Elm LLC
—
Deed
related
$5,100,000 · First Cmnwlt Bk
Oct 25, 2016
$5,200,000
Hp Milltown LLC
375 Elm Street LP
Special Warranty Deed
—
Dec 31, 2012
$4,690,000
375 Elm Street LP
Elm Street Square LP
Grant Deed
—
Dec 31, 2012
—
375 Elm Street LP
—
Deed Of Trust
related
$3,800,000 · Elm Street Square LP
Jul 1, 2011
$3,597,500
Elm Street Square LP
Narberth Prop Acquisition LLC
Grant Deed
—
May 13, 2011
$3,326
Narberth Prop Acquisition LLC
Sheriff Of Montgomery County
Trustees Deed
—
Nov 1, 2006
—
375 Elm Associates
—
Deed Of Trust
related
$1,500,000 · Madison Bank
Dec 23, 2003
—
Commerce Bk Of Pa NA
Shaffer,robert P
Grant Deed
related
—
Nov 21, 2003
—
Commerce Bk Of Pa NA
Shaffer,robert P
Grant Deed
related
$500,000 · Commerce Bk/pa NA
Nov 29, 2000
—
375 Elm Associates LP
—
Grant Deed
related
$4,500,000 · Royal Bank Of Pennsylvania
Sep 26, 2000
—
375 Elm Associates LP
—
Deed Of Trust
related
$1,500,000 · Conshohocken Borough (pa)
Feb 7, 2000
$560,000
375 Elm Associates LP
Prioetto,joseph G & Anna M
Grant Deed
$600,000 · Demeno Family Trust & Demeno
—
—
Hudson Elm LLC
—
Deed Of Trust
related
$5,100,000 · First Cmnwlt Bk
—
—
375 Elm Assocs
—
Deed Of Trust
related
$6,227,110 · Commerce Bk NA
—
—
375 Elm Associates
—
Deed Of Trust
related
$289,200 · Wargo Interior Systems INC
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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