Entity Owned Property summary
AI-generated overview
The Glen at Lafayette Hill is a secured office development offering executive office suites configured in small sizes of approximately 100 to 130 square feet. Each suite accesses a shared building lobby and waiting area, with shared restrooms, a professional conference room, and a break room/kitchen. An on-site fitness center is provided within the development. Suites are served through private access separated from residential areas, and the property is located in the Whitemarsh/Lafayette Hill/Conshohocken area.
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1999
Total area
184,881 SF
Lot
18.07 ac (787,129 SF)
Zoning code
APTHR
APN
65-00-09967-30-9
UPID
US73-0898343
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Firm
-
Counselor
-
Counselor
-
Counselor Mental Health Service
-
Apartment Complex Apartment Building
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$35.42M
Blend (final)
Blend
$22.73M
Owner & transaction history
since 2013
7 recorded transactions
Zoning & alternative use
APTHR · Lafayette Hill, PA
Top alternative use upside
Office building
$30.3M
+17.7%
Medical building
$29.1M
+13.4%
Restaurant
$26.0M
+1.0%
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$22.73M
Value range
$20.45M – $25.00M
±10% around blend
Estimated value / SF
$123 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$20.45M
blend $22.73M
$25.00M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
184,881 SF
Lot area
18.07 ac
Year built
1999
APN
65-00-09967-30-9
Zoning
APTHR
Assessed value
$12,045,000
Annual tax
$392,201
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$35.42M
Range $14.71M – $35.42M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$22.73M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 117 sales
$139
-12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $123/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+18%
vs current-use indication
Medical Building
Restaurant
Apartment House (5+ Units) · current use
Neighborhood: Shopping Center
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
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$12.04M
Move the market yield to see immediate price impact.
Value / SF
$65
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
5.00%7.00%9.00%
$759k
$15.18M
$10.84M
$8.43M
$843k
$16.86M
$12.04M
$9.37M
$927k
$18.55M
$13.25M
$10.31M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$392,201
Tax year 2023
Assessed value
$12,045,000
Assessed 2024
Previous assessed
$12,045,000
+0.0% YoY
Effective rate
3.26%
On assessed value
Total market value
$12,045,000
Applied tax rate
65.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1999
Heating
FORCED AIR
Cooling
CENTRAL
Units
29
Total area
184,881 SF
Lot
18.07 ac (787,129 SF)
Zoning code
APTHR
APN
65-00-09967-30-9
UPID
US73-0898343
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
APTHR · Lafayette Hill, PAZoning APTHR · permitted uses
APTHR · Lafayette 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
1999
Heating
FORCED AIR
Cooling
Yes
Units
29
Lot
18.07 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
APTHR
Jurisdiction
Lafayette Hill, PA
Recorded code
APTHR
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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