531 S Clewell St Fountain Hill, PA 18015
Warehouses
Google Maps
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
For Sale
Contact for pricing
531 S Clewell St, Fountain Hill, PA 18015
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Estimated value (blended)
$400k
Range $360k – $440k (±10%)
Property ID
US73-0424660
Property summary
AI-generated overview
This exceptional redevelopment opportunity presents a 14,000-square-foot retail property located at 531 S Clewell St, Fountain Hill, PA 18015, in Lehigh County. The property, situated on a one-acre parcel, offers significant potential for mixed-use development. Previously utilized as a daycare and auto repair garages, this building presents a blank canvas for a variety of commercial ventures. The asking price is $850,000, translating to $60.71 per square foot. The property consists of one building with three units, all 14,000 square feet of which are net rentable. Its prime location near Lehigh University provides excellent visibility and accessibility. Ample on-site parking is available. The property is being sold "as is," presenting a unique chance to create a thriving business or multi-family development. Seller financing is a possibility, with a $375,000 down payment and a 7.5% interest rate for three years, with no prepayment penalty. This large lot offers considerable flexibility for a variety of development plans. The property's strategic location and substantial size make it an attractive investment for those seeking a high-impact redevelopment project.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1920
Total area
14,136 SF
Lot
0.97 ac (42,253 SF)
Zoning code
MHDR
APN
642731621213-1
UPID
US73-0424660
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate 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
$1.16M
Blend (final)
Blend
$400k
Owner & transaction history
since 2017
7 recorded transactions
Zoning & alternative use
MHDR · Fountain Hill, PA
Top alternative use upside
Apartment house (5+ units)
$1.8M
+31.7%
Auto repair, garage
$1.7M
+27.0%
Industrial (general)
$1.4M
+1.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$400k
Value range
$360k – $440k
±10% around blend
Estimated value / SF
$28 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
40
Income certainty
100
$360k
blend $400k
$440k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,136 SF
Lot area
0.97 ac
Year built
1920
Stories
1
APN
642731621213-1
Assessed value
$495,000
Annual tax
$15,741
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$15,741
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.21M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.4 mi away · 15,600 SF
21.2 mi away · 15,479 SF
23.4 mi away · 12,600 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$400k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 173 sales
$95
-70%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $28/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+32%
vs current-use indication
Auto Repair, Garage
Industrial (general)
Warehouse, Storage · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
13.14%
Selected cap rate for this warehouses
Derived from the Fountain Hill market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$108k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$825k
Move the market yield to see immediate price impact.
Value / SF
$58
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
12.64%13.14%13.64%
$98k
$772k
$743k
$715k
$108k
$858k
$825k
$795k
$119k
$944k
$908k
$874k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$1.35M
3.5 mi · Dec 2025 · $86/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$15,741
Tax year 2024
Assessed value
$495,000
Assessed 2024
Previous assessed
$495,000
+0.0% YoY
Effective rate
3.18%
On assessed value
Assessed land
$38,800
Assessed improvement
$456,200
Land market value
$38,800
Improvement market value
$456,200
Total market value
$495,000
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1920
Heating
HOT WATER
Stories
1
Total area
14,136 SF
Lot
0.97 ac (42,253 SF)
Zoning code
MHDR
APN
642731621213-1
UPID
US73-0424660
Jurisdiction
LEHIGH
Zoning & alternative use
MHDR · Fountain Hill, PAZoning MHDR · permitted uses
MHDR · Fountain Hill, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1920
Heating
HOT WATER
Stories
1
Lot
0.97 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MHDR
Jurisdiction
Fountain Hill, PA
Recorded code
MHDR
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MHDR in Fountain Hill, PA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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