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Property profile & analytics
OFF-MARKET
Estimated value
$3,150,000
Retail space
822 Rte 100 Bechtelsville, PA 19505-9200
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-4186029
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2002
Total area
12,700 SF
Lot
1.05 ac (45,738 SF)
APN
5398-17-11-5129
UPID
US73-4186029
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
$3.25M
CAP Approach
CAP
$1.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.15M
Owner & transaction history
Anita M Panaccion · 5 yrs held
Anita M Panaccion
since 2020
Last sale
$3.0M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.0M
+142.9%
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 Bechtelsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bechtelsville 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
$3,345,000
ML approach
$3,250,000
CAP Approach
CAP Return
Estimation
6%
$2,145,000
6.5%
$1,980,000
7%
$1,840,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,045,000
Change: +143% · Conversion: Difficult
Blend value · Realmo final
$3.15M
Range $2.84M – $3.47M · ±10% · vs last sale $3.00M (Oct 23 2020)
Last sale anchor
$3.00M
Oct 23 2020
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
$248 / 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
$8,279
Tax year 2024
Assessed value
$620,400
Assessed 2024
Previous assessed
$620,400
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$192,300
Assessed improvement
$428,100
Land market value
$192,300
Improvement market value
$428,100
Total market value
$620,400
Applied tax rate
38.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2002
Heating
NONE
Stories
1
Total area
12,700 SF
Lot
1.05 ac (45,738 SF)
APN
5398-17-11-5129
UPID
US73-4186029
Jurisdiction
BERKS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$2.0M
MEDICAL BUILDING
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
2002
Heating
NONE
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
Anita M Panaccion
Individual
Mailing address
1421 CREDLEY LN, COLLEGEVILLE, PA 19426-1553
Ownership since
2020
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
Oct 23, 2020
$3,000,000
Anita M Panaccion
Theodore B Panaccion JR
Deed
related
$2,600,000 · Qnb Bank
Jan 24, 2013
—
Panaccion Theodore B JR Tr
Panaccion,theodore JR & Anita
Quit Claim Deed
related
—
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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