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Property profile & analytics
OFF-MARKET
Estimated value
$25,150,000
Assisted living facilities
945 York Rd Warminster, PA 18974-2049
Entity Owned
1-yr Hold
Property ID
US73-4202618
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2021
Total area
97,361 SF
Lot
5.62 ac (244,720 SF)
Zoning code
R2
APN
49-009-061-001
UPID
US73-4202618
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
-
Heartis Bucks County Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$25.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.00M
Blend (final)
Blend
$25.15M
Owner & transaction history
945 York Road Propco LLC · 1 yrs held
945 York Road Propco LLC
since 2024
Last sale
$25.1M
5 recorded transactions
Zoning & alternative use
R2 · Warminster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$31.6M
+36.8%
Apartment house (5+ units)
$26.6M
+15.2%
Medical building
$24.0M
+4.1%
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 Warminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warminster 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
$25,150,000
ML approach
$25,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$23,085,000
Current use
RESTAURANT
$31,580,000
Change: +37% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$26,600,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$24,025,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$23,295,000
Change: +1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$22,625,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$19,285,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$25.15M
Range $22.64M – $27.67M · ±10% · vs last sale $25.15M (Nov 7 2024)
Last sale anchor
$25.15M
Nov 7 2024
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
$258 / 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
$184,829
Tax year 2024
Assessed value
$875,700
Assessed 2024
Previous assessed
$875,700
+0.0% YoY
Effective rate
21.11%
On assessed value
Assessed land
$17,700
Assessed improvement
$858,000
Land market value
$242,465
Improvement market value
$11,753,373
Total market value
$11,995,838
Applied tax rate
49.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2021
Heating
CENTRAL
Cooling
YES
Stories
1
Units
156
Total area
97,361 SF
Lot
5.62 ac (244,720 SF)
Zoning code
R2
APN
49-009-061-001
UPID
US73-4202618
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Warminster, PA
Zoning R2 · permitted uses
R2 · Warminster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warminster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$23.1M
RESTAURANT
Est. value
$31.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$26.6M
MEDICAL BUILDING
Est. value
$24.0M
COMMERCIAL (GENERAL)
Est. value
$23.3M
AUTO REPAIR, GARAGE
Est. value
$22.6M
RETAIL STORES
Est. value
$19.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
2021
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
156
Lot
5.62 ac
Current owner
From public records · entity-resolved
945 York Road Propco LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2024
$25,148,771
945 York Road Propco LLC
Dri Heartis Bucks Couny LLC
Deed
—
Feb 7, 2020
$2,750,000
Dri Of Heartis Bucks County LLC
911 York Road Investment LP
Grant Deed
$35,000,000 · Bank Of The West
Feb 21, 2018
$1,300,000
911 York Road Investment LP
Franzia Della Trust
Grant Deed
—
Oct 26, 2006
—
Franzia Della Trust
Dellafranzia A E & A Trust
Quit Claim Deed
related
—
Mar 17, 2005
—
Franzia Anthony E D Trust
Franzia Anthony E D Trust
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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