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    909 Willow Grove Ave Glenside, PA 19038
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    909 Willow Grove Ave Glenside, PA 19038

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    • Commercial real estate
    • 0.83 lot acres
    For Sale
    $4,395,000
    View Listing →
    Glenside Retail Condo Investment For Sale
    $4,395,000
    9,050 SF

    Glenside Retail Condo Investment

    High-Yield Retail Center, 9,050 SF

    Ardsley, PA 19038
    View Listing
    Property ID
    US73-4675672
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Pure Barre / Gym & Fitness Center
    • froot / Restaurant
    • Wyndmoor Firehouse / Corporate Office
    • The Lash Lounge / Hair Salon
    • NAIL STORY / Nail Salon

    Property Details for 909 Willow Grove Ave

    Lot size
    0.83 lot acres
    Zone code
    B1
    Property type
    Commercial real estate
    APN
    52-00-18424-17-2
    APU
    520018424172

    Description

    This exceptional 9,050-square-foot retail condominium strip center in Glenside, PA presents a compelling passive investment opportunity. Located at 909 E Willow Grove Avenue, this 100% occupied property is part of a larger 2019 mixed-use development totaling 27,000 square feet, including ten residential condominiums (not included in this offering). The six Class A retail units are individually parceled, sub-metered, and professionally managed by the condominium association, ensuring a streamlined ownership experience. This net-lease investment benefits from a strong demographic profile, boasting 167,000 residents within a three-mile radius and an average household income of $95,000. Situated in Montgomery County, approximately half a mile from the Philadelphia County line, this property enjoys excellent visibility and accessibility. The property's modern construction (2019) and prime location within a thriving community contribute to its exceptional investment potential. This is a rare opportunity to acquire a fully occupied, high-performing retail asset in a desirable market. The property's strong tenant base and consistent cash flow make it an ideal addition to any investment portfolio. This offering represents a secure and profitable investment in a resilient asset class.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Wyndmoor
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.1891
    Latitude
    40.0826
    CBSA code
    37980
    CBSA name
    PHILADELPHIA-CAMDEN-WILMINGTON, PA-NJ-DE-MD METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $0.00
    $0.00
    $0.00
    $0.00
    -
    $0.00
    $0.00
    $0.00

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      COMMERCIAL (GENERAL) • 4,460 SF
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      9,050 SF

      Wyndmoor Retail Condominium Strip Center

      9,050 SF retail condominium strip center in Wyndmoor, PA.
      909 E Willow Grove Ave, Wyndmoor, PA 19038
      View Details
    • $4,195,000

      Retail Condominium Strip Center

      9,050 SF retail condominium strip center, 100% occupied.
      909 E Willow Grove Ave, Glenside, PA 19038
      View Details

    Similar Nearby for Lease

    • $225 SF/Yr

      Keswick Village Garage Space Available

      Secure garage space for rent in the heart of Keswick.
      272 N Keswick Ave, Glenside, PA 19038
      View Details
    • $2,200 /Mo

      Retail Space on Easton Road

      Retail space available for rent on North Easton Road.
      852 N Easton Rd, Glenside, PA 19038
      View Details
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      Historic Glenside Commercial Space Available

      Unique commercial space with high visibility on Bethlehem Pike.
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      Glenside Commercial Space For Lease

      Retail or office space with great exposure in Glenside.
      107 S Easton Rd, Glenside, PA 19038
      View Details
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      21,383 SF

      Industrial Space Available For Lease

      21,383 square feet of industrial space for lease.
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      View Details
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      850 SF

      Retail Space on Mount Carmel

      Retail property with high visibility and ample parking.
      540 W Mount Carmel Ave, Glenside, PA 19038
      View Details
    View Listing
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    Glenside, PA 19038
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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