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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Industrial land
64 Beulah Rd New Britain, PA 18901-5269
Entity Owned
4-yr Hold
Free & Clear
Property ID
US73-4087773
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
1930
Total area
4,910 SF
Lot
0.55 ac (23,958 SF)
Zoning code
HC
APN
25-006-015
UPID
US73-4087773
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
$752k
Blend (final)
Blend
$675k
Owner & transaction history
Rocchead II LLC · 4 yrs held
Rocchead II LLC
since 2021
4 recorded transactions
Zoning & alternative use
HC · New Britain, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Historic Commercial District is intended to promote and preserve the historic and limited craft or commercial character of the area around the historic Godshalks Mill.
Zone name
Historic Commercial District
General category
COMMERCIAL
Zone area
4.62 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$1.1M
+43.4%
Retail stores
$975,000
+29.4%
Neighborhood: shopping center
$890,000
+18.3%
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 New Britain submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Britain 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
INDUSTRIAL (GENERAL)
$750,000
Current use
COMMERCIAL (GENERAL)
$1,080,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$975,000
Change: +29% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$890,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±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
$137 / 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
25.0000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
1930
Heating
FORCED AIR
Stories
2
Rooms
10
Bathrooms
3
Total area
4,910 SF
Lot
0.55 ac (23,958 SF)
Zoning code
HC
APN
25-006-015
UPID
US73-4087773
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
HC · New Britain, PAZoning HC · permitted uses
HC · New Britain, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Historic Commercial District is intended to promote and preserve the historic and limited craft or commercial character of the area around the historic Godshalks Mill.
Zone name
Historic Commercial District
General category
COMMERCIAL
Zone area
4.62 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$750,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$975,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$890,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
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
1930
Heating
FORCED AIR
Stories
2
Rooms
10
Bathrooms
3
Lot
0.55 ac
Current owner
From public records · entity-resolved
Rocchead II LLC
Entity
Free & Clear · 4 yrs held
Mailing address
800 N BROAD ST, LANSDALE, PA 19446-2395
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2021
$302,000
Rocchead II LLC
Gristmill Associates LLC
Deed
—
Aug 6, 2018
$443,000
Rocchead II LLC
Gristmill Associates LLC
Grant Deed
—
Aug 15, 2016
—
John Zalucki JR
Zalucki,john JR
Quitclaim Deed
related
—
Feb 18, 2004
$101,000
John Zalucki
Ehlinger,philip C & Michelle
Grant Deed
$90,000 · Philip C Ehlinger
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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