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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Apartment buildings
448 2nd St Souderton, PA 18964-1307
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US73-0753633
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1969
Total area
4,704 SF
Lot
0.42 ac (18,144 SF)
Zoning code
GA
APN
21-00-06796-00-5
UPID
US73-0753633
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
$330k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$636k
Blend (final)
Blend
$550k
Owner & transaction history
Shop Realty LP Glass · 16 yrs held
Shop Realty LP Glass
since 2010
1 recorded transaction
Zoning & alternative use
GA · Souderton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
. Flags. 1. Location: Flags and flagpoles shall not be located within any right-of-way. 2. Size and Number. a. Residential Zoning Districts: The following standards shall apply to flags located in the R-1, R-2, R-3, and GA residential zoning districts. i. A maximum of two flags, up to 24 square feet in area and 20 feet in height, are permitted per property,…
Zone name
Garden Apartment District
General category
RESIDENTIAL
Zone area
36.20 ac
Source
TABLE OF CONTENTS
Top alternative use upside
Office building
$770,000
+17.7%
Medical building
$740,000
+13.4%
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 Souderton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Souderton 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
$330,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$655,000
Current use
OFFICE BUILDING
$770,000
Change: +18% · Conversion: Moderate
MEDICAL BUILDING
$740,000
Change: +13% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$615,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$117 / 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
$7,414
Tax year 2023
Assessed value
$164,200
Assessed 2024
Previous assessed
$164,200
+0.0% YoY
Effective rate
4.52%
On assessed value
Assessed land
$54,520
Assessed improvement
$109,680
Land market value
$54,520
Improvement market value
$109,680
Total market value
$164,200
Applied tax rate
21.0000
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
1969
Heating
ELECTRIC
Cooling
NONE
Stories
2
Units
4
Rooms
16
Bathrooms
4
Total area
4,704 SF
Lot
0.42 ac (18,144 SF)
Zoning code
GA
APN
21-00-06796-00-5
UPID
US73-0753633
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
GA · Souderton, PAZoning GA · permitted uses
GA · Souderton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
. Flags. 1. Location: Flags and flagpoles shall not be located within any right-of-way. 2. Size and Number. a. Residential Zoning Districts: The following standards shall apply to flags located in the R-1, R-2, R-3, and GA residential zoning districts. i. A maximum of two flags, up to 24 square feet in area and 20 feet in height, are permitted per property, provided there is a minimum spacing of 50 feet between all flags on the property.
Zone name
Garden Apartment District
General category
RESIDENTIAL
Zone area
36.20 ac
Source
TABLE OF CONTENTS
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$655,000
OFFICE BUILDING
Est. value
$770,000
MEDICAL BUILDING
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$615,000
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
MEDICAL BUILDING
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
1969
Heating
ELECTRIC
Cooling
Yes
Stories
2
Units
4
Rooms
16
Bathrooms
4
Lot
0.42 ac
Current owner
From public records · entity-resolved
Shop Realty LP Glass
Entity
Mailing address
144 TELFORD PIKE, TELFORD, PA 18969-2154
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2010
$402,000
Shop Realty LP Glass
Nicholl,bruce E & Patricia A
Grant Deed
$321,600 · Qnb 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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