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Property profile & analytics
OFF-MARKET
Estimated value
$3,630,000
Investment properties
840 Main St 884 Lansdale, PA 19446-2056
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US73-0843290
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2006
Total area
21,325 SF
Lot
1.38 ac (60,100 SF)
Zoning code
B
APN
11-00-09964-00-6
UPID
US73-0843290
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
-
Pizza Hut Take-out & Catering
-
The Village at West Main Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.47M
Blend (final)
Blend
$3.63M
Owner & transaction history
Gch Retail Village LLC · 6 yrs held
Gch Retail Village LLC
since 2019
7 recorded transactions
Zoning & alternative use
B · Lansdale, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Business (B-2) Business Park Overlay Industrial Floodplain Conservation Transit-Oriented Design Overlay Professional Office and Specialty Restaurant Conservation Overlay Retirement Village Overlay Downtown Business Overlay Mixed-Use Overlay Business Center Revitalization Overlay Historic Rehabilitation Overlay
Zone name
Business
General category
COMMERCIAL
Zone area
131.26 ac
Source
Zoning Code 2018 PDF
Top alternative use upside
Office building
$3.5M
+75.9%
Medical building
$3.4M
+69.5%
Restaurant
$3.0M
+50.9%
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 Lansdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lansdale 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,985,000
Current use
OFFICE BUILDING
$3,490,000
Change: +76% · Conversion: Easy
MEDICAL BUILDING
$3,360,000
Change: +69% · Conversion: Easy
RESTAURANT
$2,995,000
Change: +51% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,965,000
Change: +49% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,780,000
Change: +40% · Conversion: Difficult
Blend value · Realmo final
$3.63M
Range $3.27M – $3.99M · ±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
$170 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$53,563
Tax year 2023
Assessed value
$1,273,340
Assessed 2024
Previous assessed
$1,273,340
+0.0% YoY
Effective rate
4.21%
On assessed value
Total market value
$1,273,340
Applied tax rate
11.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2006
Heating
FORCED AIR
Cooling
CENTRAL
Total area
21,325 SF
Lot
1.38 ac (60,100 SF)
Zoning code
B
APN
11-00-09964-00-6
UPID
US73-0843290
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
B · Lansdale, PAZoning B · permitted uses
B · Lansdale, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Business (B-2) Business Park Overlay Industrial Floodplain Conservation Transit-Oriented Design Overlay Professional Office and Specialty Restaurant Conservation Overlay Retirement Village Overlay Downtown Business Overlay Mixed-Use Overlay Business Center Revitalization Overlay Historic Rehabilitation Overlay
Zone name
Business
General category
COMMERCIAL
Zone area
131.26 ac
Source
Zoning Code 2018 PDF
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
OFFICE BUILDING
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.4M
RESTAURANT
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2006
Heating
FORCED AIR
Cooling
Yes
Lot
1.38 ac
Current owner
From public records · entity-resolved
Gch Retail Village LLC
Entity
Mailing address
299 HAWKS FLIGHT CT, AMBLER, PA 19002-1105
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2019
$3,625,000
Gch Retail Village LLC
303-305 W Main Street LLC
Grant Deed
$2,715,000 · Univest Bk & Tr Co
Sep 25, 2019
—
303-305 W Main Street LLC
303-305 W Main Street LLC
Quit Claim Deed
related
—
Dec 4, 2017
—
303-305 W Main Street LLC
—
Deed
related
$2,172,000 · Univest Bk & Tr Co
Nov 28, 2017
$2,715,000
303-305 W Main Street LLC
Pineville Landsdale Assocs LP
Grant Deed
$2,172,000 · Univest Bk & Tr Co
May 17, 2017
—
Pineville Landsdale Associates LP
—
Deed
related
$2,000,000 · Univest Bank & Trust Co
May 12, 2006
—
Pineville Landsdale Assocs
—
Deed Of Trust
related
$10,694,800 · Firstrust Bank
Sep 16, 2005
—
Pineville Landsdale Assocs
—
Trustees Deed
related
$9,305,200 · Firstrust Bank
Apr 19, 2004
—
Pineville Lansdale A Ssocs
Pineville Lansdalessocs INC
Quit Claim Deed
related
—
Apr 19, 2004
$3,000,000
Pineville Lansdale A Ssocs
Pineville Lansdalessocs INC
Grant Deed
related
—
—
—
Pineville Landsdale Assocs
—
Deed Of Trust
related
$250,000 · Firstrust Bank
—
—
303-305 W Main Street LLC
—
Deed Of Trust
related
$2,172,000 · Univest Bk & Tr Co
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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