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Property profile & analytics
OFF-MARKET
Commercial real estate
7508 State Rte 22 New Alexandria, PA 15670-3163
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US73-4197325
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1986
Construction
FRAME
Total area
2,000 SF
Lot
1.25 ac (54,319 SF)
APN
57-14-00-0-243
UPID
US73-4197325
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
-
Watts Auto Sales LLC Car Dealership
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
Robert J Watt · 8 yrs held
Robert J Watt
since 2017
7 recorded transactions
Zoning & alternative use
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 New Alexandria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Alexandria 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
$3,330
Tax year 2024
Assessed value
$26,390
Assessed 2024
Previous assessed
$26,390
+0.0% YoY
Effective rate
12.62%
On assessed value
Assessed land
$5,890
Assessed improvement
$20,500
Land market value
$5,890
Improvement market value
$20,500
Total market value
$26,390
Applied tax rate
1,202.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1986
Construction
FRAME
Heating
NONE
Stories
1
Total area
2,000 SF
Lot
1.25 ac (54,319 SF)
APN
57-14-00-0-243
UPID
US73-4197325
Jurisdiction
WESTMORELAND
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1986
Construction
FRAME
Heating
NONE
Stories
1
Lot
1.25 ac
Current owner
From public records · entity-resolved
Robert J Watt
Individual
Mailing address
7508 STATE RTE 22, NEW ALEXANDRIA, PA 15670-3163
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2023
—
Robert J Watt
—
Deed
related
$150,000 · Don Provia Etal
Aug 1, 2018
—
Robert J Watt
—
Deed
related
$150,000 · Don & Cynthia L Provias
Oct 19, 2017
—
Robert J Watt
Watt,robert J & Joelyn L
Quit Claim Deed
related
—
Apr 25, 2013
$90,000
Robert J Watt
Provias,don J & Cynthia L
Grant Deed
$90,000 · Don J & Cynthia L Provias
Jun 7, 2011
—
Don Provias
Provias,don & Cynthia L
Quit Claim Deed
related
—
Jan 4, 2010
$155,000
Don Provias
Fratangelo Nicholas W
Grant Deed
—
—
—
Robert J Watt
—
Deed Of Trust
related
$50,000 · S & T Bank
—
—
Robert J Watt
—
Deed Of Trust
related
$150,000 · Don & Cynthia L Provias
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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