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Property profile & analytics
FOR LEASE
Office buildings
555 Croton Rd, King of Prussia, PA 19406
Entity Owned
~
Est. High Equity
Property ID
US73-0287033
For Lease
1 / 2
$23,880,000
555 Croton Rd, King of Prussia, PA 19406
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
98,000 SF
Lot
11.85 ac (516,186 SF)
Zoning code
AR
APN
58-00-05476-01-9
UPID
US73-0287033
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
-
Charlestowne Community Association Homeowners' Association
-
123ocp.com General Contractor
-
FedEx Drop Box Postal Service Courier Service
-
BNP Financial Services Llc Financial Advisor
-
Larson Ventures Management Venture Capital Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$23.15M
Blend (final)
Blend
$23.88M
Owner & transaction history
Cp 2023 Holdings LLC
Cp 2023 Holdings LLC
since 2025
7 recorded transactions
Zoning & alternative use
AR · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$29.0M
+55.4%
Retail stores
$26.4M
+41.6%
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
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
OFFICE BUILDING
$18,645,000
Current use
AUTO REPAIR, GARAGE
$28,965,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$26,390,000
Change: +42% · Conversion: Moderate
MEDICAL BUILDING
$15,445,000
Change: -17% · Conversion: Easy
WAREHOUSE, STORAGE
$15,300,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$23.88M
Range $21.49M – $26.27M · ±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
$244 / 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
$228,053
Tax year 2023
Assessed value
$7,400,000
Assessed 2024
Previous assessed
$7,400,000
+0.0% YoY
Effective rate
3.08%
On assessed value
Total market value
$7,400,000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1999
Heating
FORCED AIR
Cooling
CENTRAL
Total area
98,000 SF
Lot
11.85 ac (516,186 SF)
Zoning code
AR
APN
58-00-05476-01-9
UPID
US73-0287033
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
AR · King Of Prussia, PA
Zoning AR · permitted uses
AR · 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
OFFICE BUILDING Current
Est. value
$18.6M
AUTO REPAIR, GARAGE
Est. value
$29.0M
RETAIL STORES
Est. value
$26.4M
MEDICAL BUILDING
Est. value
$15.4M
WAREHOUSE, STORAGE
Est. value
$15.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1999
Heating
FORCED AIR
Cooling
Yes
Lot
11.85 ac
Current owner
From public records · entity-resolved
Cp 2023 Holdings LLC
Entity
Mailing address
300 ARBORETUM PL STE #330, NORTH CHESTERFIELD, VA 23236-3412
Ownership since
2025
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
Oct 28, 2025
$7,250,000
Cp 2023 Holdings LLC
Pfi Vpn Portfolio Fee Owner LLC
Special Warranty Deed
$4,350,000 · Wilmington Savings Fund Society Fsb
Aug 6, 2018
—
Map Ground Lease Owner LLC
—
Grant Deed
related
$370,000,000 · Bank Of America
Sep 15, 2017
$7,645,225
Pfi Vpn Portfolio Fee Owner Ll
Map Fee Owner LLC
Grant Deed
—
Feb 11, 2016
$6,241,210
Map Fee Owner LLC
Brandywine Croton LP
Grant Deed
$175,750,000 · Cantor Com'l R/e Lndg
Oct 22, 2002
—
Brandywine Grande B LP
Brandywine Grande B LP
Quit Claim Deed
related
$6,325,540 · Lend Lease Mortgage Capital LP
Apr 12, 2001
$17,979,770
Brandywine Grande B LP
Prentiss Properties Acquisitio
Grant Deed
—
Mar 27, 1998
$1,695,663
Prentiss Properties Acquistion
Ives Properties INC
Grant Deed
—
—
—
Prentiss Properties Acquisitio
—
Deed Of Trust
related
$72,500,000 · Bank One Texas NA
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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