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Property profile & analytics
OFF-MARKET
Estimated value
$1,160,000
Assisted living facilities
50 Loux Ln Sellersville, PA 18960-2804
Entity Owned
16-yr Hold
Free & Clear
Property ID
US73-3064363
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2010
Construction
FRAME
Total area
6,077 SF
Lot
3.32 ac (144,489 SF)
Zoning code
CR
APN
15-011-110
UPID
US73-3064363
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.16M
Owner & transaction history
Penn Villa Corp · 16 yrs held
Penn Villa Corp
since 2010
5 recorded transactions
Zoning & alternative use
CR · Sellersville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.7M
+15.2%
Medical building
$1.5M
+4.1%
Commercial (general)
$1.5M
+0.9%
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 Sellersville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sellersville 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,440,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,660,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$1,500,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,455,000
Change: +1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,410,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$1,260,000
Change: -13% · Conversion: Difficult
RETAIL STORES
$1,205,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±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
$191 / 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 2024Property tax & assessments
Tax year 2024
Applied tax rate
15.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2010
Construction
FRAME
Heating
OIL
Cooling
CENTRAL
Stories
1
Units
1
Rooms
17
Bathrooms
11
Total area
6,077 SF
Lot
3.32 ac (144,489 SF)
Zoning code
CR
APN
15-011-110
UPID
US73-3064363
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
CR · Sellersville, PA
Zoning CR · permitted uses
CR · Sellersville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sellersville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
2010
Construction
FRAME
Heating
OIL
Cooling
Yes
Stories
1
Units
1
Rooms
17
Bathrooms
11
Lot
3.32 ac
Current owner
From public records · entity-resolved
Penn Villa Corp
Entity
Free & Clear · 16 yrs held
Mailing address
807 LAWN AVEP O BOX #32, SELLERSVILLE, PA 18960
Ownership since
2010
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
Apr 28, 2010
—
Penn Villa Corp
Penn Foundation INC
Quit Claim Deed
related
—
Apr 19, 2010
$65,881
Penn Villa
Penn Foundation INC
Deed Of Trust
related
$3,380,824 · Pennsylvania Hsng Finance Agcy
Feb 22, 2010
—
Penn Foundation INC
—
Trustees Deed
related
$1,300,000 · Univest National Bank & Tr Co
Aug 10, 2009
—
Penn Foundation INC
—
Trustees Deed
related
$1,300,000 · Univest National Bank & Tr Co
Oct 26, 2004
$925,000
Penn Foundation INC
Rising,judith T
Grant Deed
$1,000,000 · Univest National Bank & Tr 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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