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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Investment properties
405 Moreland Rd Willow Grove, PA 19090-3126
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-0730432
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1955
Total area
4,368 SF
Lot
0.14 ac (6,250 SF)
Zoning code
C1
APN
59-00-12967-00-6
UPID
US73-0730432
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
-
Make Your Mark Barbershop Barber Shop
-
EZ Locksmith1 Locksmith
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$620k
CAP Approach
CAP
$695k
Comparable Approach
Comparable
$489k
Blend (final)
Blend
$630k
Owner & transaction history
Q & Jiang LLC · 3 yrs held
Q & Jiang LLC
since 2022
Last sale
$630,000
3 recorded transactions
Zoning & alternative use
C1 · Willow Grove, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$715,000
+34.4%
Medical building
$690,000
+29.5%
Neighborhood: shopping center
$570,000
+7.1%
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 Willow Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Grove 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
$640,000
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
$755,000
6.5%
$695,000
7%
$645,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$530,000
Current use
OFFICE BUILDING
$715,000
Change: +34% · Conversion: Easy
MEDICAL BUILDING
$690,000
Change: +30% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$570,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±10% · vs last sale $630k (Dec 28 2022)
Last sale anchor
$630k
Dec 28 2022
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
$144 / 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
$8,926
Tax year 2023
Assessed value
$187,800
Assessed 2024
Previous assessed
$187,800
+0.0% YoY
Effective rate
4.75%
On assessed value
Assessed land
$108,060
Assessed improvement
$79,740
Land market value
$108,060
Improvement market value
$79,740
Total market value
$187,800
Applied tax rate
59.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1955
Heating
HOT WATER
Cooling
CENTRAL
Stories
2
Rooms
4
Bathrooms
1
Total area
4,368 SF
Lot
0.14 ac (6,250 SF)
Zoning code
C1
APN
59-00-12967-00-6
UPID
US73-0730432
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Willow Grove, PA
Zoning C1 · permitted uses
C1 · Willow Grove, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willow Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$530,000
OFFICE BUILDING
Est. value
$715,000
MEDICAL BUILDING
Est. value
$690,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$570,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
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
1955
Heating
HOT WATER
Cooling
Yes
Stories
2
Rooms
4
Bathrooms
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Q & Jiang LLC
Entity
Mailing address
2813 PHILMONT AVEB, HUNTINGDON VALLEY, PA 19006-5304
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
Dec 28, 2022
$630,000
Q & Jiang LLC
Jacob Singer
Deed
$472,500 · Parke Bank
Apr 10, 2018
$46,000
Jacob Singer
Singer,jacob
Grant Deed
related
—
Jan 15, 2015
$92,000
Jacob|martin Albert Singer
Tax Claim Bureau Of Montgomery Cn|schrager,david &
Tax 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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