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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Investment properties
464 Main St Harleysville, PA 19438-2344
Entity Owned
4-yr Hold
Property ID
US73-5907248
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1893
Total area
3,202 SF
Lot
0.34 ac (14,736 SF)
Zoning code
VC
APN
50-00-02110-00-9
UPID
US73-5907248
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
$580k
CAP Approach
CAP
$510k
Comparable Approach
Comparable
$370k
Blend (final)
Blend
$560k
Owner & transaction history
Otium Ventures LLC · 4 yrs held
Otium Ventures LLC
since 2021
Last sale
$549,900
7 recorded transactions
Zoning & alternative use
VC · Harleysville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$860,000
+150.2%
Office building
$525,000
+52.0%
Medical building
$505,000
+46.4%
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 Harleysville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Harleysville 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
$595,000
ML approach
$580,000
CAP Approach
CAP Return
Estimation
6%
$550,000
6.5%
$510,000
7%
$475,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$345,000
Current use
RETAIL STORES
$860,000
Change: +150% · Conversion: Easy
OFFICE BUILDING
$525,000
Change: +52% · Conversion: Easy
MEDICAL BUILDING
$505,000
Change: +46% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$415,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $550k (Oct 6 2021)
Last sale anchor
$550k
Oct 6 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
$175 / 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
$6,391
Tax year 2023
Assessed value
$156,380
Assessed 2024
Previous assessed
$156,380
+0.0% YoY
Effective rate
4.09%
On assessed value
Assessed land
$76,120
Assessed improvement
$80,260
Land market value
$76,120
Improvement market value
$80,260
Total market value
$156,380
Applied tax rate
50.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1893
Heating
NONE
Cooling
NONE
Stories
2
Rooms
11
Bathrooms
2
Total area
3,202 SF
Lot
0.34 ac (14,736 SF)
Zoning code
VC
APN
50-00-02110-00-9
UPID
US73-5907248
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
VC · Harleysville, PAZoning VC · permitted uses
VC · Harleysville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$345,000
RETAIL STORES
Est. value
$860,000
OFFICE BUILDING
Est. value
$525,000
MEDICAL BUILDING
Est. value
$505,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$415,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1893
Heating
NONE
Cooling
Yes
Stories
2
Rooms
11
Bathrooms
2
Lot
0.34 ac
Current owner
From public records · entity-resolved
Otium Ventures LLC
Entity
Mailing address
464 MAIN ST, HARLEYSVILLE, PA 19438-2344
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2021
$549,900
Otium Ventures LLC
Ins Ventures LLC
Deed
—
May 19, 2016
$313,931
Ins Ventures LLC
Tenir LLC
Deed
—
Apr 19, 2016
$302,000
Tenir LLC
Sweeney,jude T
Grant Deed
—
Sep 27, 2002
$232,000
Jude T Sweeney
Lukens,james T & Kathleen D
Grant Deed
$185,600 · Chase Manhattan Mortgage Corp
—
—
James T Lukens
—
Deed Of Trust
related
$30,000 · Harleysville Nat'l Bank & Trus
—
—
James T Lukens
—
Deed Of Trust
related
$10,000 · National Penn Bank
—
—
Ins Ventures LLC
—
Deed Of Trust
related
$350,000 · Live Oak Bkg
—
—
James T Lukens
—
Deed Of Trust
related
$10,000 · Harleysville Nat'l Bank & Trus
—
—
James Lukens
—
Deed Of Trust
related
$40,000 · Harleysville National Bank
—
—
Ins Ventures LLC
—
Deed Of Trust
related
$670,000 · Harleysville 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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