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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Specialty properties
3535 Grandview Dr Macungie, PA 18062-8514
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US73-5159824
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
2017
Total area
7,132 SF
Lot
21.72 ac (946,297 SF)
Zoning code
C
APN
547358738327-1
UPID
US73-5159824
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
$460k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$858k
Blend (final)
Blend
$660k
Owner & transaction history
Woodmont Lower Mac LLC · 4 yrs held
Woodmont Lower Mac LLC
since 2022
3 recorded transactions
Zoning & alternative use
C · Macungie, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$880,000
+61.6%
Office building
$820,000
+50.1%
Restaurant
$755,000
+38.0%
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 Macungie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Macungie 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
$460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$545,000
Current use
APARTMENT HOUSE (5+ UNITS)
$880,000
Change: +62% · Conversion: Difficult
OFFICE BUILDING
$820,000
Change: +50% · Conversion: Difficult
RESTAURANT
$755,000
Change: +38% · Conversion: Difficult
MEDICAL BUILDING
$725,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$685,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$675,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$620,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$93 / 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
$654,841
Tax year 2024
Assessed value
$26,511,800
Assessed 2024
Previous assessed
$26,511,800
+0.0% YoY
Effective rate
2.47%
On assessed value
Assessed land
$2,550,000
Assessed improvement
$23,961,800
Land market value
$2,550,000
Improvement market value
$23,961,800
Total market value
$26,511,800
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
2017
Heating
YES
Cooling
YES
Buildings
9
Stories
1
Units
204
Total area
7,132 SF
Lot
21.72 ac (946,297 SF)
Zoning code
C
APN
547358738327-1
UPID
US73-5159824
Jurisdiction
LEHIGH
Zoning & alternative use
C · Macungie, PA
Zoning C · permitted uses
C · Macungie, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Macungie. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$545,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$880,000
OFFICE BUILDING
Est. value
$820,000
RESTAURANT
Est. value
$755,000
MEDICAL BUILDING
Est. value
$725,000
AUTO REPAIR, GARAGE
Est. value
$685,000
COMMERCIAL (GENERAL)
Est. value
$675,000
WAREHOUSE, STORAGE
Est. value
$620,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2017
Heating
YES
Cooling
Yes
Stories
1
Buildings
9
Units
204
Lot
21.72 ac
Current owner
From public records · entity-resolved
Woodmont Lower Mac LLC
Entity
Mailing address
100 PASSAIC AVE STE #240, FAIRFIELD, NJ 07004-3508
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Mar 3, 2022
—
Woodmont Lower Mac LLC
—
Deed
related
$41,300,000 · Investors Bank
Jul 27, 2018
—
Woodmont Lower Mac LLC
—
Deed
related
$33,000,000 · Investors Bank
Aug 29, 2016
—
Woodmont Lower Mac LLC
—
Grant Deed
related
$27,900,000 · Webster Bk NA
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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