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Property profile & analytics
OFF-MARKET
Estimated value
$4,955,000
Office buildings
950 Pulaski Dr, King Of Prussia, PA 19406-2802
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-2438074
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Total area
40,432 SF
Lot
3.8 ac (165,528 SF)
Zoning code
SMI
APN
58-00-15416-01-5
UPID
US73-2438074
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
-
SCOTT RITTERMAN Physician
-
Dr. Joshua Heller Physician
-
Daniel J. Lorenzana, M.D. Physician
-
Andrew J. Miller, M.D. Physician
-
Chengyuan Wu, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.21M
Blend (final)
Blend
$4.96M
Owner & transaction history
Mmac 300 Philly Hand Pa Spe LLC · 3 yrs held
Mmac 300 Philly Hand Pa Spe LLC
since 2022
Last sale
$4.3M
5 recorded transactions
Zoning & alternative use
SMI · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$4,415,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,690,000
Current use
MEDICAL BUILDING
$6,375,000
Change: -17% · Conversion: Easy
WAREHOUSE, STORAGE
$6,315,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$4.96M
Range $4.46M – $5.45M · ±10% · vs last sale $4.27M (Aug 9 2022)
Last sale anchor
$4.27M
Aug 9 2022
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
$123 / 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
$51,960
Tax year 2023
Assessed value
$1,686,000
Assessed 2024
Previous assessed
$1,686,000
+0.0% YoY
Effective rate
3.08%
On assessed value
Total market value
$1,686,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
40,432 SF
Lot
3.8 ac (165,528 SF)
Zoning code
SMI
APN
58-00-15416-01-5
UPID
US73-2438074
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
SMI · King Of Prussia, PA
Zoning SMI · permitted uses
SMI · 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
OFFICE BUILDING Current
Est. value
$7.7M
MEDICAL BUILDING
Est. value
$6.4M
WAREHOUSE, STORAGE
Est. value
$6.3M
OFFICE BUILDING Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1960
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
3.8 ac
Current owner
From public records · entity-resolved
Mmac 300 Philly Hand Pa Spe LLC
Entity
Mailing address
700 S HENDERSON RD STE #200, KING OF PRUSSIA, PA 19406-4207
Ownership since
2022
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
Aug 9, 2022
$4,265,580
Mmac 300 Philly Hand Pa Spe LLC
Phc Merion Holdings LLC
Deed
$13,500,000 · First Citizens Bank & Trust Co
Dec 17, 2018
—
Phc Merion Holdings LLC
—
Deed
related
$4,078,000 · Vist Bk
Jul 28, 2017
$8,200,000
Phc Merion Holdings LLC
Hemar Realty Company INC
Special Warranty Deed
—
Jul 28, 2017
$11,500,000
Vist Bk
Phc Merion Holdings LLC
Grant Deed
related
—
—
—
Phc Merion Holdings LLC
—
Deed Of Trust
related
$4,078,000 · Vist Bk
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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