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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Office Spaces
404 Middletown Blvd C-1 Langhorne, PA 19047-1897
Entity Owned
16-yr Hold
Absentee Owner
Free & Clear
Property ID
US73-1003248
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1986
Total area
2,812 SF
Zoning code
GB
APN
22-057-050-0C1
UPID
US73-1003248
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
Current use
Occupant on record · Public records
-
Marc F. Goldstein, MD Physician Medical Clinic
-
Dr. Ana M. Salazar, MD Physician
-
Arbina Nayeem Dental Office
-
Dr. Mirabela Gherca Dental Office
-
Dr. Suya Wen Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$335k
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$554k
Blend (final)
Blend
$545k
Owner & transaction history
Highpoint Real Estate Group · 16 yrs held
Highpoint Real Estate Group
since 2009
1 recorded transaction
Zoning & alternative use
GB · Langhorne, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$880,000
+63.0%
Medical building
$695,000
+28.8%
Retail stores
$580,000
+7.9%
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 Langhorne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Langhorne 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
$335,000
CAP Approach
CAP Return
Estimation
6%
$785,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$540,000
Current use
AUTO REPAIR, GARAGE
$880,000
Change: +63% · Conversion: Difficult
MEDICAL BUILDING
$695,000
Change: +29% · Conversion: Easy
RETAIL STORES
$580,000
Change: +8% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$510,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$194 / 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
$11,347
Tax year 2024
Assessed value
$52,120
Assessed 2024
Previous assessed
$52,120
+0.0% YoY
Effective rate
21.77%
On assessed value
Assessed improvement
$52,120
Improvement market value
$713,970
Total market value
$713,970
Applied tax rate
22.0000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1986
Heating
CENTRAL
Cooling
YES
Stories
1
Units
1
Total area
2,812 SF
Zoning code
GB
APN
22-057-050-0C1
UPID
US73-1003248
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
GB · Langhorne, PA
Zoning GB · permitted uses
GB · Langhorne, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Langhorne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$540,000
AUTO REPAIR, GARAGE
Est. value
$880,000
MEDICAL BUILDING
Est. value
$695,000
RETAIL STORES
Est. value
$580,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$510,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1986
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Current owner
From public records · entity-resolved
Highpoint Real Estate Group
Entity
Free & Clear · 16 yrs held
Mailing address
401 COMMERCE DR #104, FORT WASHINGTON, PA 19034-2714
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2009
$500,000
Highpoint Real Estate Group
Trustees Of Univ/pennsylvania
Grant Deed
—
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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