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Property profile & analytics
OFF-MARKET
Estimated value
$3,865,000
Warehouses
450 Colwell Ln Conshohocken, PA 19428-3625
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-5416365
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1975
Total area
28,880 SF
Lot
2 ac (87,120 SF)
Zoning code
LI
APN
05-00-00103-00-9
UPID
US73-5416365
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
-
Convergent Solutions Group Corporate Office
-
EL1 Sports - Conshohocken Gym & Fitness Center Sports Field & Court
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.55M
Comparable Approach
Comparable
$3.90M
Blend (final)
Blend
$3.87M
Owner & transaction history
Dryden Court Development LLC · 5 yrs held
Dryden Court Development LLC
since 2021
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
LI · Conshohocken, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.7M
+78.5%
Commercial (general)
$4.6M
+74.4%
Medical building
$4.6M
+71.9%
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 Conshohocken submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Conshohocken 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
$4,270,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,925,000
6.5%
$4,545,000
7%
$4,220,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,650,000
Current use
OFFICE BUILDING
$4,725,000
Change: +78% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,620,000
Change: +74% · Conversion: Difficult
MEDICAL BUILDING
$4,550,000
Change: +72% · Conversion: Difficult
RESTAURANT
$4,055,000
Change: +53% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,015,000
Change: +52% · Conversion: Difficult
Blend value · Realmo final
$3.87M
Range $3.48M – $4.25M · ±10% · vs last sale $3.31M (Jan 14 2021)
Last sale anchor
$3.31M
Jan 14 2021
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
$134 / 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
$48,081
Tax year 2023
Assessed value
$1,385,700
Assessed 2024
Previous assessed
$846,440
+63.7% YoY
Effective rate
3.47%
On assessed value
Total market value
$1,385,700
Applied tax rate
5.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1975
Heating
FORCED AIR
Cooling
NONE
Total area
28,880 SF
Lot
2 ac (87,120 SF)
Zoning code
LI
APN
05-00-00103-00-9
UPID
US73-5416365
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Conshohocken, PA
Zoning LI · permitted uses
LI · Conshohocken, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Conshohocken. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.7M
OFFICE BUILDING
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.6M
RESTAURANT
Est. value
$4.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.0M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1975
Heating
FORCED AIR
Cooling
Yes
Lot
2 ac
Current owner
From public records · entity-resolved
Dryden Court Development LLC
Entity
Mailing address
PO BOX 988, CONSHOHOCKEN, PA 19428-0988
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2023
—
Dryden Court Development LLC
—
Deed
related
$3,050,000 · Malvern Bank NA
Apr 22, 2022
—
Dryden Court Development LLC
—
Deed
related
$100,000 · Frank Lauletta Etal
Jan 14, 2021
$3,310,000
Dryden Court Development LLC
D Deodati & Sons Holdings LLC
Grant Deed
$2,159,500 · First Resource Bk
Jan 14, 2021
—
Dryden Court Development LLC
—
Deed
related
$2,159,500 · First Resource Bk
Oct 7, 2016
—
D Deodati & Sons Holdings LLC
—
Deed
related
$2,450,000 · Royal Bk America
Mar 5, 2013
—
D Deodati & Sons Holdings LLC
D Deodati & Sons
Quit Claim Deed
—
Jul 23, 2008
—
Valley Green Bank
Deodati D & Sons
Grant Deed
related
—
Jul 2, 2003
—
D Deodati
Moore,edmund
Grant Deed
$1,125,000 · Sovereign Bank
Jan 22, 2002
—
Edmund B Moore
—
Deed Of Trust
related
$2,250,000 · Sovereign Bank
—
—
Edmund B Moore
—
Deed Of Trust
related
$700,000 · First Union Home Equity Bank
—
—
D Deodati
—
Deed Of Trust
related
$300,000 · Valley Green Bank
—
—
D Deodati & Sons Holdings LLC
—
Deed Of Trust
related
$259,482 · Valley Green Bank
—
—
Kathleen Moore
—
Deed Of Trust
related
$1,250,000 · Regina D Moore
—
—
Edmund B Moore
—
Deed Of Trust
related
$270,000 · Sovereign Bank
—
—
D Deodati & Sons Holdings LLC
—
Deed Of Trust
related
$2,450,000 · Royal Bk America
—
—
Dryden Court Development LLC
—
Deed Of Trust
related
$2,159,500 · First Resource Bk
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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