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Property profile & analytics
OFF-MARKET
Estimated value
$31,315,000
Garden apartment buildings
90 Bill Smith Blvd King Of Prussia, PA 19406-3068
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-4379161
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1996
Total area
216,300 SF
Lot
16.33 ac (711,335 SF)
Zoning code
LI
APN
58-00-12775-00-1
UPID
US73-4379161
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
by Request
Comparable Approach
Comparable
$40.46M
Blend (final)
Blend
$31.32M
Owner & transaction history
Montgomery Cnty Transportation · 7 yrs held
Montgomery Cnty Transportation
since 2018
4 recorded transactions
Zoning & alternative use
LI · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$41.1M
+31.9%
Medical building
$34.1M
+9.3%
Warehouse, storage
$33.8M
+8.2%
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 King Of Prussia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King Of Prussia 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
APARTMENT HOUSE (5+ UNITS)
$31,205,000
Current use
OFFICE BUILDING
$41,145,000
Change: +32% · Conversion: Moderate
MEDICAL BUILDING
$34,095,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$33,775,000
Change: +8% · Conversion: Difficult
RESTAURANT
$30,360,000
Change: -3% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$28,195,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$31.32M
Range $28.18M – $34.45M · ±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
$145 / 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
$384,344
Tax year 2023
Assessed value
$12,471,392
Assessed 2024
Previous assessed
$12,471,392
+0.0% YoY
Effective rate
3.08%
On assessed value
Total market value
$12,471,392
Applied tax rate
58.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1996
Heating
FORCED AIR
Cooling
NONE
Stories
2
Units
16
Rooms
8
Bathrooms
2
Total area
216,300 SF
Lot
16.33 ac (711,335 SF)
Zoning code
LI
APN
58-00-12775-00-1
UPID
US73-4379161
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LI · King Of Prussia, PA
Zoning LI · permitted uses
LI · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
King Of Prussia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$31.2M
OFFICE BUILDING
Est. value
$41.1M
MEDICAL BUILDING
Est. value
$34.1M
WAREHOUSE, STORAGE
Est. value
$33.8M
RESTAURANT
Est. value
$30.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$28.2M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
RESTAURANT
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
1996
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
16
Rooms
8
Bathrooms
2
Lot
16.33 ac
Current owner
From public records · entity-resolved
Montgomery Cnty Transportation
Individual
Mailing address
112 S FRENCH ST105MP, WILMINGTON, DE 19801-5035
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2018
—
Montgomery Cnty Transportation
Morgan Prop Abrams Run Owner L
Grant Deed
related
—
Aug 8, 2018
—
Morgan Prop Abrams Run Owner L
—
Grant Deed
related
$36,941,000 · Prudential Multifamily Mtg
Mar 2, 2012
—
Morgan Props Abrams Run Owner
Abrams Run Apartments Assocs
Quit Claim Deed
—
—
—
Abrams Run Apartments Assoc
—
Deed Of Trust
related
$14,000 · Lehman Capital Corp
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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