3900 Commerce Ave Willow Grove, PA 19090-1705
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$10.92M
Range $9.83M – $12.01M (±10%)
Implied cap rate
6.20%
In-place · NOI ÷ last sale
Property ID
US73-0300456
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2002
Total area
109,396 SF
Lot
4.05 ac (176,418 SF)
Zoning code
C2
APN
59-00-12307-00-9
UPID
US73-0300456
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Atm
-
Department Store Grocery & Convenience Store
-
Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.40M
Comparable Approach
Comparable
$5.66M
Blend (final)
Blend
$10.92M
Owner & transaction history
since 2021
Last sale
$8.5M
7 recorded transactions
Zoning & alternative use
C2 · Willow Grove, PA
Top alternative use upside
Office building
$14.0M
+69.6%
Restaurant
$10.6M
+27.5%
Commercial (general)
$10.0M
+20.9%
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.
7 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$10.92M
Value range
$9.83M – $12.01M
±10% around blend
Estimated value / SF
$100 / SF
Confidence
None
1 county-verified comps
Property data
88
Comparable evidence
10
$9.83M
blend $10.92M
$12.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
109,396 SF
Lot area
4.05 ac
Year built
2002
Stories
1
APN
59-00-12307-00-9
Assessed value
$3,603,600
Annual tax
$171,286
3
Income approach: direct capitalization
Partial preview
Income approach indication
$10.40M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$11.26M
@ 6.5% CAP return
$10.40M
@ 7% CAP return
$9.65M
4
Sales comparison
Partial preview
Sales approach indication
$5.66M
Weighted, 0 comps · none confidence
Evidence
1 found
County-verified recorded sales
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.92M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+70%
vs current-use indication
Restaurant
Commercial (general)
Retail Stores
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 1 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
6.20%
Implied, in-place cap rate for this hotels
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 · 6.20%
9.0%
NOI (est.)
$592k *
Last sale · Nov 2021
$8.46M
* 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$9.55M
Move the market yield to see immediate price impact.
Value / SF
$87
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
5.70%6.20%6.70%
$533k
$9.35M
$8.60M
$7.96M
$592k
$10.39M
$9.55M
$8.84M
$652k
$11.43M
$10.51M
$9.72M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
1 found
None confidence · county-verified
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$171,286
Tax year 2023
Assessed value
$3,603,600
Assessed 2024
Previous assessed
$4,067,700
-11.4% YoY
Effective rate
4.75%
On assessed value
Total market value
$3,603,600
Applied tax rate
59.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2002
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
155
Total area
109,396 SF
Lot
4.05 ac (176,418 SF)
Zoning code
C2
APN
59-00-12307-00-9
UPID
US73-0300456
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Willow Grove, PAZoning C2 · permitted uses
C2 · Willow Grove, 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
2002
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
155
Lot
4.05 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C2
Jurisdiction
Willow Grove, PA
Recorded code
C2
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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