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Property profile & analytics
OFF-MARKET
Estimated value
$5,075,000
Office buildings
450 Gravers Rd Plymouth Meeting, PA 19462-1711
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US73-2269919
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1967
Total area
26,444 SF
Lot
1.66 ac (72,310 SF)
Zoning code
LI
APN
49-00-04499-00-6
UPID
US73-2269919
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
-
Instech Laboratories, Inc. Corporate Office
-
Rusco Inc IT Consulting Firm (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.82M
Comparable Approach
Comparable
$5.00M
Blend (final)
Blend
$5.08M
Owner & transaction history
450 Gravers LLC · 10 yrs held
450 Gravers LLC
since 2016
7 recorded transactions
Zoning & alternative use
LI · Plymouth Meeting, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Plymouth Meeting submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plymouth Meeting 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%
$7,390,000
6.5%
$6,820,000
7%
$6,335,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$7,815,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$5.08M
Range $4.57M – $5.58M · ±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
$192 / 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
$39,825
Tax year 2023
Assessed value
$1,213,530
Assessed 2024
Previous assessed
$1,213,530
+0.0% YoY
Effective rate
3.28%
On assessed value
Assessed land
$140,120
Assessed improvement
$1,073,410
Land market value
$140,120
Improvement market value
$1,073,410
Total market value
$1,213,530
Applied tax rate
49.0000
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
Off-Market
Year built
1967
Heating
FORCED AIR
Cooling
CENTRAL
Total area
26,444 SF
Lot
1.66 ac (72,310 SF)
Zoning code
LI
APN
49-00-04499-00-6
UPID
US73-2269919
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Plymouth Meeting, PA
Zoning LI · permitted uses
LI · Plymouth Meeting, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Plymouth Meeting. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$7.8M
AUTO REPAIR, GARAGE
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
1967
Heating
FORCED AIR
Cooling
Yes
Lot
1.66 ac
Current owner
From public records · entity-resolved
450 Gravers LLC
Entity
Mailing address
450 GRAVERS RD, PLYMOUTH MEETING, PA 19462-1711
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2016
$1,300,000
450 Gravers LLC
Lakeland West Capital Xviii LLC
Special Warranty Deed
—
Jul 8, 2015
$2,748
Lakeland West Capital Xviii LLC
450 Gravers Road LP
Sheriffs Deed
related
—
Aug 18, 2010
—
450 Gravers Road LP
—
Deed Of Trust
related
$2,000,000 · Ckrt LLC
Jul 12, 2005
$1,771,754
450 Gravers LP
Carmen Salamone
Deed
—
Apr 23, 2002
—
Carmen Salamone
—
Deed Of Trust
related
$3,550,000 · Commerce Bank NA
Aug 6, 2001
—
Wainright Manor INC
—
Deed Of Trust
related
$1,060,000 · Madison Bank
Feb 25, 1998
—
Carmen Salamone
—
Deed Of Trust
related
$1,025,000 · Willow Grove Bank
—
—
Carmen Salamone
—
Deed Of Trust
related
$825,000 · Willow Grove Bank
—
—
Carmen Salamone
—
Deed Of Trust
related
$3,000,000 · Commerce Bank NA
—
—
Carmen Salamone
—
Deed Of Trust
related
$400,000 · Madison Bank
—
—
Paulette Salamone
—
Deed Of Trust
related
—
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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