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Property profile & analytics
OFF-MARKET
Assisted living facilities
748 Morning Glory Dr Southampton, PA 18966-4247
Individually Owned
21-yr Hold
~
Est. High Equity
Property ID
US73-2775801
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
FRAME
Total area
2,312 SF
Lot
0.43 ac (18,921 SF)
Zoning code
R2
APN
48-017-113-001
UPID
US73-2775801
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
-
Allegheney Valley Schools High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Allegheny Valley School · 21 yrs held
Allegheny Valley School
since 2005
6 recorded transactions
Zoning & alternative use
R2 · Southampton, 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 Southampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southampton 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,015
Tax year 2024
Assessed value
$32,800
Assessed 2024
Previous assessed
$32,800
+0.0% YoY
Effective rate
21.39%
On assessed value
Assessed land
$7,160
Assessed improvement
$25,640
Land market value
$98,082
Improvement market value
$351,231
Total market value
$449,313
Applied tax rate
48.0000
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
1964
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Stories
1
Units
1
Rooms
7
Bathrooms
2
Total area
2,312 SF
Lot
0.43 ac (18,921 SF)
Zoning code
R2
APN
48-017-113-001
UPID
US73-2775801
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Southampton, PA
Zoning R2 · permitted uses
R2 · Southampton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southampton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1964
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
7
Bathrooms
2
Lot
0.43 ac
Current owner
From public records · entity-resolved
Allegheny Valley School
Individual
Mailing address
1996 EWINGS ML RD, CORAOPOLIS, PA 15108-3310
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2005
$355,000
Allegheny Valley School
Richard C Gore
Deed
—
—
—
Allegheny Valley School
—
Loan Modification
related
$54,000,000 · Td Bank NA
—
—
Richard C Gore
—
Deed Of Trust
related
$40,000 · First Union National Bank
—
—
Richard C Gore
—
Deed Of Trust
related
$40,000 · Citizens Bank Pennsylvania
—
—
Allegheny Valley School
—
Deed Of Trust
related
$10,000,000 · First Commonwealth Bank
—
—
Richard C Gore
—
Deed Of Trust
related
$230,000 · Wachovia Bank NA
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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