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Property profile & analytics
OFF-MARKET
Estimated value
$35,225,000
Office buildings
455 Gulph Rd, King Of Prussia, PA 19406-3148
Entity Owned
9-yr Hold
Free & Clear
Property ID
US73-0909627
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Total area
142,124 SF
Lot
14.5 ac (631,620 SF)
Zoning code
AR
APN
58-00-17329-00-1
UPID
US73-0909627
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
-
Cruise411 Travel Agency Tour Operator
-
Graham Catherine G Physician
-
ASI Business Solutions Professional Services
-
Executive Terrace Corporate Office Business Park
-
FedEx Drop Box Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$33.57M
Blend (final)
Blend
$35.23M
Owner & transaction history
Uhs Of Delaware INC · 9 yrs held
Uhs Of Delaware INC
since 2016
5 recorded transactions
Zoning & alternative use
AR · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$42.0M
+55.4%
Retail stores
$38.3M
+41.6%
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 King Of Prussia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King Of Prussia 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
$27,035,000
Current use
AUTO REPAIR, GARAGE
$42,010,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$38,270,000
Change: +42% · Conversion: Moderate
MEDICAL BUILDING
$22,400,000
Change: -17% · Conversion: Easy
WAREHOUSE, STORAGE
$22,190,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$35.23M
Range $31.70M – $38.75M · ±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
$248 / 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
$500,176
Tax year 2023
Assessed value
$16,230,000
Assessed 2024
Previous assessed
$16,230,000
+0.0% YoY
Effective rate
3.08%
On assessed value
Total market value
$16,230,000
Applied tax rate
58.0000
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
1984
Heating
FORCED AIR
Cooling
CENTRAL
Total area
142,124 SF
Lot
14.5 ac (631,620 SF)
Zoning code
AR
APN
58-00-17329-00-1
UPID
US73-0909627
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
AR · King Of Prussia, PA
Zoning AR · permitted uses
AR · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
King Of Prussia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$27.0M
AUTO REPAIR, GARAGE
Est. value
$42.0M
RETAIL STORES
Est. value
$38.3M
MEDICAL BUILDING
Est. value
$22.4M
WAREHOUSE, STORAGE
Est. value
$22.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1984
Heating
FORCED AIR
Cooling
Yes
Lot
14.5 ac
Current owner
From public records · entity-resolved
Uhs Of Delaware INC
Entity
Free & Clear · 9 yrs held
Mailing address
367 S GULPH RD, KING OF PRUSSIA, PA 19406-3121
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2016
$37,000,000
Uhs Of Delaware INC
Pios Grande Kop Executive Terr
Grant Deed
—
Dec 30, 2010
$26,510,000
Grande Kop Pios Executive
Executive Terrace Investors LP
Grant Deed
—
Nov 3, 2010
—
Executive Terrace Investors LP
—
Deed Of Trust
related
$17,000,000 · Bank Of America
Oct 31, 2002
$21,262,730
Executive Terrace Investors LP
Teachers Insurance & Annuity
Grant Deed
$17,125,000 · Lincoln National Life Ins
Feb 9, 1998
—
Insurance Teachers
Teachers Realty Corp
Quit Claim Deed
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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