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Property profile & analytics
OFF-MARKET
Estimated value
$2,485,000
Apartment buildings
44 High St, Pottstown, PA 19464-5427
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US73-2051310
Property summary
AI-generated overview
This fee-simple, 24-unit apartment building presents a compelling value-add opportunity in Pottstown, Pennsylvania. Located at 44 E High St, in Montgomery County, this two-story, 16,262 square foot building sits on a 12,480 square foot lot in a permitted Downtown zoning area. Currently boasting 100% occupancy, the property offers a mix of studio, one-bedroom, and two-bedroom units, each individually metered for utilities. The current Net Operating Income (NOI) is $161,001, yielding a 7.32% cap rate. However, a pro-forma NOI of $185,745 projects an 8.44% cap rate, reflecting significant upside potential through rent increases. The asking price is $2,200,000, translating to $91,667 per unit and $135.28 per square foot. This property benefits from Pottstown's ongoing revitalization, attracting new residents and businesses, and creating strong demand for rental housing. The strategic location and potential for rent growth make this a prime investment in a rapidly improving market. The building's solid construction and efficient management structure contribute to healthy cash flow and long-term appreciation potential.
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1900
Total area
16,262 SF
Lot
0.29 ac (12,480 SF)
Zoning code
D
APN
16-00-13792-00-7
UPID
US73-2051310
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.12M
Blend (final)
Blend
$2.49M
Owner & transaction history
Vpp Properties LLC · 7 yrs held
Vpp Properties LLC
since 2019
5 recorded transactions
Zoning & alternative use
D · Pottstown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.7M
+17.7%
Medical building
$2.6M
+13.4%
Restaurant
$2.3M
+1.0%
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 Pottstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pottstown 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
APARTMENT HOUSE (5+ UNITS)
$2,260,000
Current use
OFFICE BUILDING
$2,660,000
Change: +18% · Conversion: Moderate
MEDICAL BUILDING
$2,565,000
Change: +13% · Conversion: Moderate
RESTAURANT
$2,285,000
Change: +1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,120,000
Change: -6% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,820,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$2.49M
Range $2.24M – $2.73M · ±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
$153 / 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
$40,298
Tax year 2023
Assessed value
$656,600
Assessed 2024
Previous assessed
$656,600
+0.0% YoY
Effective rate
6.14%
On assessed value
Total market value
$656,600
Applied tax rate
16.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1900
Heating
FORCED AIR
Cooling
NONE
Stories
2
Units
24
Rooms
10
Bathrooms
1
Total area
16,262 SF
Lot
0.29 ac (12,480 SF)
Zoning code
D
APN
16-00-13792-00-7
UPID
US73-2051310
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
D · Pottstown, PA
Zoning D · permitted uses
D · Pottstown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pottstown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.6M
RESTAURANT
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1900
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
24
Rooms
10
Bathrooms
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Vpp Properties LLC
Entity
Mailing address
1194 E SCHUYLKILL RD, POTTSTOWN, PA 19465-7004
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2019
$1,400,000
Vpp Properties LLC
44 High Street LLC
Grant Deed
$1,120,000 · First Resource Bk
Feb 1, 2017
$860,000
Stem At 44 High Street LLC
Guardian Apartments LP
Warranty Deed
—
Apr 14, 2004
$650,000
Apts Guardian
Mmi Vent LLC
Grant Deed
—
Apr 14, 2004
—
Apts Guardian
Mmi Vent LLC
Grant Deed
related
—
—
—
Jeff D Taylor
—
Deed Of Trust
related
$115,000 · Security National 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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