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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Office Spaces
610 Louis Dr A1-A2 Warminster, PA 18974-2828
Entity Owned
1-yr Hold
Property ID
US73-0373480
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1987
Total area
5,000 SF
Zoning code
I
APN
49-009-083-0A1
UPID
US73-0373480
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
-
James Anasti Physician
-
Ellen Raphael Physician
-
CONSTANCE T. CHANG Physician
-
Planned Parenthood Keystone Administrative Offices Charitable Organization Social Service Agency
-
CARA MCCORMICK Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
$806k
Blend (final)
Blend
$1.17M
Owner & transaction history
Louis St Investments LLC · 1 yrs held
Louis St Investments LLC
since 2025
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
I · Warminster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+101.2%
Apartment house (5+ units)
$1.4M
+69.5%
Medical building
$1.2M
+53.1%
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 Warminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warminster 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
$1,025,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,395,000
6.5%
$1,290,000
7%
$1,200,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$805,000
Current use
RESTAURANT
$1,620,000
Change: +101% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,365,000
Change: +69% · Conversion: Easy
MEDICAL BUILDING
$1,235,000
Change: +53% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,195,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,160,000
Change: +44% · Conversion: Difficult
RETAIL STORES
$990,000
Change: +23% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$905,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±10% · vs last sale $1.60M (Apr 24 2025)
Last sale anchor
$1.60M
Apr 24 2025
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
$234 / 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
49.0000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1987
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
5,000 SF
Zoning code
I
APN
49-009-083-0A1
UPID
US73-0373480
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I · Warminster, PA
Zoning I · permitted uses
I · Warminster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warminster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$805,000
RESTAURANT
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$990,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$905,000
OFFICE BUILDING Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1987
Heating
CENTRAL
Cooling
Yes
Stories
1
Current owner
From public records · entity-resolved
Louis St Investments LLC
Entity
Mailing address
610 LOUIS DR #300, WARMINSTER, PA 18974-2828
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2025
$1,600,000
Louis St Investments LLC
Planned Parenthood Keystone
Deed
$1,200,000 · Qnb Bank
Jul 12, 2017
—
Planned Parenthood Keystone
—
Deed
related
—
Apr 5, 2017
—
Planned Parenthood Keystone
Planned Parenthood Keystone
Quit Claim Deed
related
—
Jun 7, 2000
$470,000
Parenthood Assn Bucks Planned
G & R Properties
Grant Deed
$376,000 · First Service Bank
—
—
Planned Parenthood Assn Of Bucks
—
Deed Of Trust
related
$500,000 · First Service Bank
—
—
Planned Parenthood Keystone
—
Loan Modification
related
—
—
—
Planned Parenthood Assn Of Bucks
—
Deed Of Trust
related
$500,000 · First Service Bank
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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