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Property profile & analytics
OFF-MARKET
Estimated value
$7,470,000
Grocery and convenience stores
760 Rte 113 Souderton, PA 18964-1004
Individually Owned
25-yr Hold
~
Est. High Equity
Property ID
US73-0438572
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2000
Total area
32,024 SF
Lot
14.82 ac (645,516 SF)
Zoning code
PC-1
APN
15-001-036-005
UPID
US73-0438572
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.15M
Comparable Approach
Comparable
$9.87M
Blend (final)
Blend
$7.47M
Owner & transaction history
Convention Center Plaza Assoc · 25 yrs held
Convention Center Plaza Assoc
since 2000
7 recorded transactions
Zoning & alternative use
PC-1 · Souderton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
TABLE OF CONTENTS
Top alternative use upside
Restaurant
$10.4M
+63.8%
Apartment house (5+ units)
$8.8M
+38.0%
Medical building
$7.9M
+24.6%
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%
$7,745,000
6.5%
$7,150,000
7%
$6,640,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,345,000
Current use
RESTAURANT
$10,385,000
Change: +64% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$8,750,000
Change: +38% · Conversion: Difficult
MEDICAL BUILDING
$7,905,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,660,000
Change: +21% · Conversion: Easy
AUTO REPAIR, GARAGE
$7,440,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$6,630,000
Change: +5% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,800,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$7.47M
Range $6.72M – $8.22M · ±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
$233 / 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
$217,551
Tax year 2024
Assessed value
$1,268,850
Assessed 2024
Previous assessed
$1,268,850
+0.0% YoY
Effective rate
17.15%
On assessed value
Assessed land
$225,930
Assessed improvement
$1,042,920
Land market value
$3,094,918
Improvement market value
$14,286,513
Total market value
$17,381,431
Applied tax rate
15.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2000
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
32,024 SF
Lot
14.82 ac (645,516 SF)
Zoning code
PC-1
APN
15-001-036-005
UPID
US73-0438572
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
PC-1 · Souderton, PAZoning PC-1 · permitted uses
PC-1 · Souderton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
TABLE OF CONTENTS
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.3M
RESTAURANT
Est. value
$10.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.8M
MEDICAL BUILDING
Est. value
$7.9M
COMMERCIAL (GENERAL)
Est. value
$7.7M
AUTO REPAIR, GARAGE
Est. value
$7.4M
OFFICE BUILDING
Est. value
$6.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.8M
RETAIL STORES Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2000
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
14.82 ac
Current owner
From public records · entity-resolved
Convention Center Plaza Assoc
Individual
Mailing address
SPG GDN ASSOC FRNT FRNT, ARDMORE, PA 19003
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2022
—
Convention Center Plaza Associates
—
Deed
related
$35,000,000 · Oceanfirst Bank
Jun 30, 2017
—
Front & Spring Garden Assocs L
—
Grant Deed
related
$2,000,000 · Webster Bk NA
May 20, 2016
—
Front & Spring Garden Associates Li
—
Deed
related
$31,250,000 · Webster Bank NA
Aug 1, 2007
—
Convention Center Plaza
—
Deed Of Trust
related
$26,038,000 · General Electric Capital Corp
Dec 26, 2000
$14,100,000
Convention Center Plaza Assoc
Arc Hilltown LP
Grant Deed
$9,800,000 · Union Labor Life Insurance Co
Sep 8, 1998
$40,000,000
Arc Hilltown LP
Bucks County Industrial Dev
Grant Deed
—
—
—
Convention Center Plaza Assoc
—
Deed Of Trust
related
$10,700,000 · Deutsche Banc Mortgage Capital
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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