Entity Owned 
For Lease
1 / 17
$129-$21,381/Mo per office
41 University Dr Unit 400,Unit 400, Newtown, PA 18940
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Property summary
AI-generated overview
The property is an office building with an L-wing design intended to maximize perimeter office space. It is located less than one mile from Newtown Bypass (Route 332), with convenient access to the PA Turnpike, NJ Turnpike, and U.S. Route 1, and it is positioned roughly within the range of 30 minutes to Center City Philadelphia, about 15 minutes to Trenton, and under 25 minutes to Princeton. The site is an open campus setting with extensive landscaping and open green areas, and the building includes high-quality interior finishes throughout. Parking is provided at a ratio of approximately 4.92 spaces per 1,000 square feet, and the layout supports a range of office configurations through its perimeter-focused design.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1999
Total area
90,400 SF
Lot
10.46 ac (455,812 SF)
Zoning code
OR
APN
29-010-043-001-002
UPID
US73-0207003
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
-
Radio Station Telecommunications Service
-
Physician
-
Business Management Consultant
-
Law Firm Child Welfare Organization
-
Industrial Manufacturer Production Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.85M
Blend (final)
Blend
$20.36M
Owner & transaction history
since 2020
Last sale
$15.8M
2 recorded transactions
Zoning & alternative use
OR · Newtown, PA
Top alternative use upside
Apartment house (5+ units)
$24.7M
+8.9%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$20.36M
Value range
$18.32M – $22.39M
±10% around blend
Estimated value / SF
$225 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$18.32M
blend $20.36M
$22.39M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
90,400 SF
Lot area
10.46 ac
Year built
1999
Stories
4
APN
29-010-043-001-002
Zoning
OR
Assessed value
$1,040,280
Annual tax
$184,880
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$16.85M
Range $16.85M – $27.81M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$20.36M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 29 sales
$251
-10%
Submarket 26 sales
$250
-10%
County 497 sales
$207
+9%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $225/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+9%
vs current-use indication
Office Building · current use
Medical Building
Commercial (general)
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
7.40%
Implied, in-place cap rate for this office buildings
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 · 7.40%
9.0%
NOI (est.)
$1.11M *
Last sale · Jan 2020
$15.80M
* 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$14.95M
Move the market yield to see immediate price impact.
Value / SF
$165
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
6.90%7.40%7.90%
$995k
$14.43M
$13.45M
$12.60M
$1.11M
$16.03M
$14.95M
$14.00M
$1.22M
$17.63M
$16.44M
$15.40M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$184,880
Tax year 2024
Assessed value
$1,040,280
Assessed 2024
Previous assessed
$1,545,260
-32.7% YoY
Effective rate
17.77%
On assessed value
Assessed improvement
$1,040,280
Improvement market value
$14,250,349
Total market value
$14,250,349
Applied tax rate
29.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1999
Heating
CENTRAL
Cooling
YES
Stories
4
Total area
90,400 SF
Lot
10.46 ac (455,812 SF)
Zoning code
OR
APN
29-010-043-001-002
UPID
US73-0207003
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OR · Newtown, PAZoning OR · permitted uses
OR · Newtown, 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
1999
Heating
CENTRAL
Cooling
Yes
Stories
4
Lot
10.46 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
OR
Jurisdiction
Newtown, PA
Recorded code
OR
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OR in Newtown, PA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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