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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Office Spaces
708 Floral Vale Blvd, Yardley, PA 19067-5529
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-1442352
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1993
Total area
2,045 SF
Lot
0.09 ac (4,112 SF)
Zoning code
OR
APN
20-013-0052300
UPID
US73-1442352
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
-
Luciani Financial Services Financial Advisor
-
Capital Planning Advisory Group Financial Advisor
-
George N. Luciani, CFP Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$530k
Comparable Approach
Comparable
$578k
Blend (final)
Blend
$615k
Owner & transaction history
Grisillo Of Yardley LLC · 1 yrs held
Grisillo Of Yardley LLC
since 2024
Last sale
$825,000
5 recorded transactions
Zoning & alternative use
OR · Yardley, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$505,000
+17.5%
Commercial (general)
$490,000
+14.0%
Auto repair, garage
$475,000
+10.7%
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 Yardley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yardley 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%
$570,000
6.5%
$530,000
7%
$490,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$430,000
Current use
MEDICAL BUILDING
$505,000
Change: +18% · Conversion: Easy
COMMERCIAL (GENERAL)
$490,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$475,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$405,000
Change: -6% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$370,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $825k (Apr 22 2024)
Last sale anchor
$825k
Apr 22 2024
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
$301 / 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
Tax billed
$19,018
Tax year 2024
Assessed value
$80,320
Assessed 2024
Previous assessed
$80,320
+0.0% YoY
Effective rate
23.68%
On assessed value
Assessed improvement
$80,320
Improvement market value
$1,100,269
Total market value
$1,100,269
Applied tax rate
20.0000
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
1993
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
2,045 SF
Lot
0.09 ac (4,112 SF)
Zoning code
OR
APN
20-013-0052300
UPID
US73-1442352
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OR · Yardley, PA
Zoning OR · permitted uses
OR · Yardley, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Yardley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$430,000
MEDICAL BUILDING
Est. value
$505,000
COMMERCIAL (GENERAL)
Est. value
$490,000
AUTO REPAIR, GARAGE
Est. value
$475,000
RETAIL STORES
Est. value
$405,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$370,000
OFFICE BUILDING Current
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
1993
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Grisillo Of Yardley LLC
Entity
Mailing address
708 FLORAL VALE BLVD, YARDLEY, PA 19067-5529
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2025
—
Grisillo Of Yardley LLC
—
Deed
related
$401,000 · South Eastern Economic Development Compa
Jul 22, 2024
$825,000
Grisillo Of Yardley LLC
George N Luciani
Deed
$482,000 · Wilmington Savings Fund Society Fsb
May 18, 2005
—
George N Luciani
Luciani,george N & Karin A
Quit Claim Deed
related
—
—
—
George N Luciani
—
Deed Of Trust
related
$399,464 · Premier Bank
—
—
George N Luciani
—
Deed Of Trust
related
$200,000 · Premier 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.
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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