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Property profile & analytics
OFF-MARKET
Estimated value
$10,965,000
Office Spaces
4060 Butler Pike Plymouth Meeting, PA 19462-1560
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-0806306
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2002
Total area
29,372 SF
Lot
0.67 ac (29,372 SF)
Zoning code
LIM
APN
65-00-01256-20-9
UPID
US73-0806306
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
-
James Vander Ophthalmologist
-
Bailey Robert S MD Ophthalmologist
-
CLs eye surgeon Physician
-
Bailey, Eye Md Ophthalmologist
-
Weber Amy E MD Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.21M
CAP Approach
CAP
$7.58M
Comparable Approach
Comparable
$8.81M
Blend (final)
Blend
$10.97M
Owner & transaction history
Welltower Om Group LLC · 4 yrs held
Welltower Om Group LLC
since 2022
Last sale
$14.3M
7 recorded transactions
Zoning & alternative use
LIM · Plymouth Meeting, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Plymouth Meeting submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plymouth Meeting 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
$10,210,000
CAP Approach
CAP Return
Estimation
6%
$8,210,000
6.5%
$7,580,000
7%
$7,035,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,340,000
Current use
AUTO REPAIR, GARAGE
$8,680,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$10.97M
Range $9.87M – $12.06M · ±10% · vs last sale $14.25M (Jun 15 2022)
Last sale anchor
$14.25M
Jun 15 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
$373 / 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
$78,808
Tax year 2023
Assessed value
$2,420,320
Assessed 2024
Previous assessed
$2,420,320
+0.0% YoY
Effective rate
3.26%
On assessed value
Assessed land
$558,070
Assessed improvement
$1,862,250
Land market value
$558,070
Improvement market value
$1,862,250
Total market value
$2,420,320
Applied tax rate
65.0000
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
2002
Heating
FORCED AIR
Cooling
CENTRAL
Total area
29,372 SF
Lot
0.67 ac (29,372 SF)
Zoning code
LIM
APN
65-00-01256-20-9
UPID
US73-0806306
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LIM · Plymouth Meeting, PAZoning LIM · permitted uses
LIM · Plymouth Meeting, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.3M
AUTO REPAIR, GARAGE
Est. value
$8.7M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
2002
Heating
FORCED AIR
Cooling
Yes
Lot
0.67 ac
Current owner
From public records · entity-resolved
Welltower Om Group LLC
Entity
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2022
$14,250,000
Welltower Om Group LLC
4060 Butler Pike LP
Special Warranty Deed
—
Oct 4, 2011
$3,590,000
4060 Butler Pike LP
Jpmcc 2005-ldp2 Butler Pike LP
Grant Deed
—
Aug 9, 2011
$5,100
Jpmcc 2005-ldp2 Butler Pike LP
Mariner Butler Partners LP
Deed In Lieu Of Foreclosure
—
Sep 2, 2010
—
Jpmcc 2005-ldp2 Butler Pike LP
Us Bank NA
Grant Deed
related
—
Mar 18, 2010
—
Us Bank NA Trust
Wells Fargo Bank NA Trust
Grant Deed
related
—
Aug 14, 2001
—
Mariner Butler Partners LP
—
Trustees Deed
related
$4,058,200 · Firstrust Savings Bank
—
—
Callowhill Street Assocs INC
—
Deed Of Trust
related
$310,000 · Firstrust Bank
—
—
Mid Atlantic Plaza Assoc
—
Deed Of Trust
related
$261,651 · Ambler Savings & Loan Assn
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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