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Property profile & analytics
OFF-MARKET
Estimated value
$6,700,000
Industrial properties
489 Shoemaker Rd King Of Prussia, PA 19406-4235
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-2124280
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
2000
Total area
66,000 SF
Lot
4.51 ac (196,456 SF)
Zoning code
LI
APN
58-00-10030-20-8
UPID
US73-2124280
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
-
PharMerica – King of Prussia, PA Pharmacy
-
Kimberly Dum, RPH Pharmacy
-
Suzanne Carabello, RPH Pharmacy
-
ServiceMark Heating, Cooling & Plumbing Corporate Office
-
Allen & Goel Marketing Company (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.46M
Comparable Approach
Comparable
$8.21M
Blend (final)
Blend
$6.70M
Owner & transaction history
Ne Ind Owner-1 LLC · 4 yrs held
Ne Ind Owner-1 LLC
since 2021
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
LI · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$10.4M
+41.0%
Warehouse, storage
$10.3M
+39.6%
Apartment house (5+ units)
$9.5M
+29.0%
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
$7,210,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,075,000
6.5%
$7,455,000
7%
$6,920,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$7,380,000
Current use
MEDICAL BUILDING
$10,405,000
Change: +41% · Conversion: Difficult
WAREHOUSE, STORAGE
$10,305,000
Change: +40% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$9,520,000
Change: +29% · Conversion: Difficult
RESTAURANT
$9,265,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$6.70M
Range $6.03M – $7.37M · ±10% · vs last sale $5.59M (Jul 20 2021)
Last sale anchor
$5.59M
Jul 20 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
$102 / 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
$76,885
Tax year 2023
Assessed value
$2,494,800
Assessed 2024
Previous assessed
$2,494,800
+0.0% YoY
Effective rate
3.08%
On assessed value
Total market value
$2,494,800
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
2000
Heating
FORCED AIR
Cooling
CENTRAL
Units
1
Total area
66,000 SF
Lot
4.51 ac (196,456 SF)
Zoning code
LI
APN
58-00-10030-20-8
UPID
US73-2124280
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · King Of Prussia, PA
Zoning LI · permitted uses
LI · 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
INDUSTRIAL (GENERAL) Current
Est. value
$7.4M
MEDICAL BUILDING
Est. value
$10.4M
WAREHOUSE, STORAGE
Est. value
$10.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.5M
RESTAURANT
Est. value
$9.3M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
2000
Heating
FORCED AIR
Cooling
Yes
Units
1
Lot
4.51 ac
Current owner
From public records · entity-resolved
Ne Ind Owner-1 LLC
Entity
Mailing address
3050 K ST NW STE #125, WASHINGTON, DC 20007-5122
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2021
$5,588,352
Ne Ind Owner-1 LLC
Gmbc-2 LP
Special Warranty Deed
$167,844,099 · Canadian Imperial Bank
Sep 5, 2018
—
Gmbc-2 LP
—
Loan Modification
related
$36,500,000 · Capital One Nat'l Assn
Jan 31, 2011
—
Gmbc-2 LP
—
Deed Of Trust
related
$84,100,000 · Western National Life Ins Co
Jan 21, 2011
—
Gmbc-2 LP
—
Deed Of Trust
related
$21,800,000 · Western National Life Ins Co
Nov 19, 2003
$6
Gulph Mills Business Ctr INC
Gulph Mills Busine,park Condo
Grant Deed
related
$15,276,000 · Wilmington Tr Pa
Jun 1, 2000
$293,400
Gmbc-2 LP
Gulph Mills Business Center LP
Grant Deed
related
—
—
—
Labc-10 INC
—
Deed Of Trust
related
$4,060,000 · Sunamerica Life Insurance Co
—
—
Gmbc-2
—
Deed Of Trust
related
$4,550,000 · Aig Annuity Insurance Co
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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