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Property profile & analytics
OFF-MARKET
Estimated value
$3,080,000
Warehouses
665 Forman Rd Souderton, PA 18964-2618
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US73-0688859
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Total area
51,200 SF
Lot
4.8 ac (209,088 SF)
Zoning code
LI
APN
34-00-01605-00-8
UPID
US73-0688859
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
-
Airgas Dry Ice Chemical Plant Production Facility
-
Oriental rug spa Carpet Cleaning Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.08M
Owner & transaction history
Westdale Capital Invtrs I Ltd · 15 yrs held
Westdale Capital Invtrs I Ltd
since 2010
7 recorded transactions
Zoning & alternative use
LI · Souderton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Souderton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Souderton 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
WAREHOUSE, STORAGE
$4,695,000
Current use
Blend value · Realmo final
$3.08M
Range $2.77M – $3.39M · ±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
$60 / 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
$52,737
Tax year 2023
Assessed value
$1,313,140
Assessed 2024
Previous assessed
$1,313,140
+0.0% YoY
Effective rate
4.02%
On assessed value
Total market value
$1,313,140
Applied tax rate
34.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Heating
OTHER
Cooling
NONE
Total area
51,200 SF
Lot
4.8 ac (209,088 SF)
Zoning code
LI
APN
34-00-01605-00-8
UPID
US73-0688859
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · Souderton, PA
Zoning LI · permitted uses
LI · Souderton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Souderton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.7M
WAREHOUSE, STORAGE Current
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
1998
Heating
OTHER
Cooling
Yes
Lot
4.8 ac
Current owner
From public records · entity-resolved
Westdale Capital Invtrs I Ltd
Entity
Mailing address
665 FORMAN RD, SOUDERTON, PA 18964-2618
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2018
—
Leda Investments LLC
—
Deed
related
$3,200,000 · Provident Bk
Dec 14, 2017
—
Leda Investments LLC
—
Deed
related
$500,000 · Provident Bk
May 30, 2013
—
Leda Investments LLC
—
Deed Of Trust
related
$2,700,000 · Harleysville Savings Bank
Aug 11, 2010
—
Westdale Capital Invtrs I Ltd
First Niagara Bk
Grant Deed
related
—
Sep 16, 2004
—
Leda Investments LLC
—
Grant Deed
related
$1,400,000 · Harleysville Nat'l Bank & Trus
Apr 18, 2002
$880,000
Leda Investments LLC
Hughes,richard L
Grant Deed
—
Apr 14, 1998
—
Richard L Hughes
—
Grant Deed
related
$374,000 · First Service Bank
Mar 6, 1997
$135,000
Mennonite Foundation INC
Kratz,jonas L & Amanda A
Grant Deed
—
—
—
Leda Investment LLC
—
Deed Of Trust
related
$704,000 · Wachovia Bank NA
—
—
Leda Investment LLC
—
Deed Of Trust
related
$150,000 · Wachovia Bank NA
—
—
Richard L Hughes
—
Deed Of Trust
related
$80,000 · First Service Bank
—
—
Leda Investments LLC
—
Deed Of Trust
related
$250,000 · Harleysville Nat'l Bank & Trus
—
—
Leda Investments LLC
—
Deed Of Trust
related
$500,000 · Provident Bk
—
—
Leda Investments LLC
—
Deed Of Trust
related
$3,200,000 · Provident Bk
—
—
Richard L Hughes
—
Deed Of Trust
related
$299,791 · 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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