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Property profile & analytics
FOR LEASE
Office buildings
44 2Nd Street Pike Southampton, PA 18966
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US73-1050540
For Lease
1 / 25
$2,400/Mo
44 2Nd Street Pike, Southampton, PA 18966
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1953
Total area
18,798 SF
Lot
1.68 ac (72,982 SF)
Zoning code
RS
APN
48-015-015
UPID
US73-1050540
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
-
First Advantage Abstract Title Company
-
Jill Landis Alternative Medicine Practice
-
Chiropractic Hand & Foot Clinic Alternative Medicine Practice
-
En Vogue Medi Spa Southampton Spa & Massage Center Alternative Medicine Practice
-
BELLE COSE BOUTIQUE Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.71M
Blend (final)
Blend
$2.66M
Owner & transaction history
Red Hill Propertypa LLC · 8 yrs held
Red Hill Propertypa LLC
since 2018
6 recorded transactions
Zoning & alternative use
RS · Southampton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.4M
+28.8%
Retail stores
$3.7M
+9.8%
Neighborhood: shopping center
$3.4M
+0.4%
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 Southampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southampton 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,390,000
Current use
AUTO REPAIR, GARAGE
$4,370,000
Change: +29% · Conversion: Difficult
RETAIL STORES
$3,725,000
Change: +10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,405,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$2.66M
Range $2.39M – $2.93M · ±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
$142 / 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
$48,372
Tax year 2024
Assessed value
$226,160
Assessed 2024
Previous assessed
$226,160
+0.0% YoY
Effective rate
21.39%
On assessed value
Assessed land
$36,960
Assessed improvement
$189,200
Land market value
$506,299
Improvement market value
$2,591,770
Total market value
$3,098,069
Applied tax rate
48.0000
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 buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1953
Heating
CENTRAL
Cooling
YES
Stories
2
Total area
18,798 SF
Lot
1.68 ac (72,982 SF)
Zoning code
RS
APN
48-015-015
UPID
US73-1050540
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
RS · Southampton, PA
Zoning RS · permitted uses
RS · Southampton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southampton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$4.4M
RETAIL STORES
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1953
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
1.68 ac
Current owner
From public records · entity-resolved
Red Hill Propertypa LLC
Entity
Mailing address
PO BOX 4173, WARREN, NJ 07059-0173
Ownership since
2018
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
Mar 13, 2018
$3,700,000
Red Hill Propertypa LLC
M Sannuti Dev INC
Trustees Deed
$2,775,000 · Trumark Fin'l Cu
—
—
M Sannuti Development INC
—
Deed Of Trust
related
$100,000 · Jefferson National Bank
—
—
M Sannuti Development INC
—
Deed Of Trust
related
$250,000 · Willow Grove Bank
—
—
M Sannuti Dev INC
—
Deed Of Trust
related
$19,712 · Coley & Handy
—
—
M Sannuti Development INC
—
Deed Of Trust
related
$375,000 · Willow Grove Bank
—
—
M Sannuti Development INC
—
Deed Of Trust
related
$850,000 · Willow Grove 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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