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Property profile & analytics
OFF-MARKET
Estimated value
$1,335,000
Retail properties & Spaces
435 Glenside Ave Glenside, PA 19038-3315
Entity Owned
3-yr Hold
Free & Clear
Property ID
US73-0628965
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Year built
1950
Total area
16,691 SF
Lot
1.99 ac (86,684 SF)
Zoning code
G
APN
31-00-11329-00-7
UPID
US73-0628965
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
-
Primex Garden Center Garden Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.05M
Blend (final)
Blend
$1.34M
Owner & transaction history
C L E Holdings LLC · 3 yrs held
C L E Holdings LLC
since 2022
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
G · Glenside, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+21.2%
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 Glenside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glenside 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
$1,355,000
ML approach
$1,360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FARM SUPPLY & EQUIPMENT (COMMERCIAL)
$1,770,000
Current use
OFFICE BUILDING
$2,140,000
Change: +21% · Conversion: Difficult
RESTAURANT
$1,610,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$1,525,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.34M
Range $1.20M – $1.47M · ±10% · vs last sale $1.31M (Nov 21 2022)
Last sale anchor
$1.31M
Nov 21 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
$80 / 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
$34,589
Tax year 2023
Assessed value
$517,890
Assessed 2024
Previous assessed
$517,890
+0.0% YoY
Effective rate
6.68%
On assessed value
Assessed land
$352,090
Assessed improvement
$165,800
Land market value
$352,090
Improvement market value
$165,800
Total market value
$517,890
Applied tax rate
31.0000
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
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Year built
1950
Heating
NONE
Cooling
NONE
Total area
16,691 SF
Lot
1.99 ac (86,684 SF)
Zoning code
G
APN
31-00-11329-00-7
UPID
US73-0628965
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
G · Glenside, PA
Zoning G · permitted uses
G · Glenside, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glenside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
Est. value
$1.8M
OFFICE BUILDING
Est. value
$2.1M
RESTAURANT
Est. value
$1.6M
RETAIL STORES
Est. value
$1.5M
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
OFFICE BUILDING
RESTAURANT
RETAIL STORES
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
1950
Heating
NONE
Cooling
Yes
Lot
1.99 ac
Current owner
From public records · entity-resolved
C L E Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
435 W GLENSIDE AVE, GLENSIDE, PA 19038-3315
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2026
—
Cle Holdings LLC
—
Deed
related
$750,000 · Truist Bank
Nov 21, 2022
$1,310,489
C L E Holdings LLC
David Green
Deed
—
Mar 15, 2010
—
Bk Abington
Green,david & Joan L
Grant Deed
related
—
—
—
David R Green
—
Deed Of Trust
related
$100,000 · Pnc Bank
—
—
David Green
—
Deed Of Trust
related
$300,000 · Abington Bank
—
—
David Green
—
Deed Of Trust
related
$150,000 · Abington Bank
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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