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Property profile & analytics
OFF-MARKET
Estimated value
$17,745,000
Assisted living facilities
695 Main St 1 Harleysville, PA 19438-1671
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US73-2828921
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Total area
149,259 SF
Lot
4.3 ac (187,308 SF)
Zoning code
R3
APN
50-00-01915-01-5
UPID
US73-2828921
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
-
Arbour Square of Harleysville Retirement Community
-
Grace Sherer Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.26M
Blend (final)
Blend
$17.75M
Owner & transaction history
Arbour Square LP · 10 yrs held
Arbour Square LP
since 2016
2 recorded transactions
Zoning & alternative use
R3 · Harleysville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$24.4M
+25.0%
Medical building
$23.5M
+20.4%
Restaurant
$21.0M
+7.3%
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 Harleysville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Harleysville 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$19,535,000
Current use
OFFICE BUILDING
$24,420,000
Change: +25% · Conversion: Difficult
MEDICAL BUILDING
$23,525,000
Change: +20% · Conversion: Difficult
RESTAURANT
$20,950,000
Change: +7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$20,745,000
Change: +6% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,455,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$17.75M
Range $15.97M – $19.52M · ±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
$119 / 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
$443,233
Tax year 2023
Assessed value
$10,846,000
Assessed 2024
Previous assessed
$10,846,000
+0.0% YoY
Effective rate
4.09%
On assessed value
Total market value
$10,846,000
Applied tax rate
50.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2006
Heating
FORCED AIR
Cooling
CENTRAL
Units
150
Total area
149,259 SF
Lot
4.3 ac (187,308 SF)
Zoning code
R3
APN
50-00-01915-01-5
UPID
US73-2828921
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R3 · Harleysville, PA
Zoning R3 · permitted uses
R3 · Harleysville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Harleysville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$19.5M
OFFICE BUILDING
Est. value
$24.4M
MEDICAL BUILDING
Est. value
$23.5M
RESTAURANT
Est. value
$21.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2006
Heating
FORCED AIR
Cooling
Yes
Units
150
Lot
4.3 ac
Current owner
From public records · entity-resolved
Arbour Square LP
Entity
Mailing address
303 W MADISON ST STE #1500, CHICAGO, IL 60606-3380
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2016
$56,200,000
Arbour Square LP
Westrum Harleysville II LP
Grant Deed
$39,900,000 · Cbre Cap Markets
—
—
Arbour Square LP
—
Deed Of Trust
related
$6,300,000 · Cbre Cap Markets
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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