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Property profile & analytics
OFF-MARKET
Estimated value
$43,185,000
Distribution centers
9606 Hls Ct, Fogelsville, PA 18051
Entity Owned
~
Est. High Equity
Property ID
US73-4063856
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2017
Construction
TYPE NOT SPECIFIED
Total area
425,093 SF
Lot
52.57 ac (2,289,862 SF)
Zoning code
GC
APN
544600781932-1
UPID
US73-4063856
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
$59.20M
Comparable Approach
Comparable
$44.63M
Blend (final)
Blend
$43.19M
Owner & transaction history
9606 West Hills LLC
9606 West Hills LLC
since 2026
Last sale
$43.0M
7 recorded transactions
Zoning & alternative use
GC · Fogelsville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$68.8M
+69.7%
Office building
$63.2M
+55.8%
Commercial (general)
$57.0M
+40.4%
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 Fogelsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fogelsville 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%
$64,130,000
6.5%
$59,195,000
7%
$54,970,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$40,565,000
Current use
AUTO REPAIR, GARAGE
$68,835,000
Change: +70% · Conversion: Easy
OFFICE BUILDING
$63,220,000
Change: +56% · Conversion: Difficult
COMMERCIAL (GENERAL)
$56,965,000
Change: +40% · Conversion: Difficult
RETAIL STORES
$51,810,000
Change: +28% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$49,175,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$43.19M
Range $38.87M – $47.50M · ±10% · vs last sale $42.98M (Feb 2 2026)
Last sale anchor
$42.98M
Feb 2 2026
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
$102 / 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
$507,873
Tax year 2024
Assessed value
$21,275,900
Assessed 2024
Previous assessed
$21,275,900
+0.0% YoY
Effective rate
2.39%
On assessed value
Assessed land
$6,869,500
Assessed improvement
$14,406,400
Land market value
$6,869,500
Improvement market value
$14,406,400
Total market value
$21,275,900
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2017
Construction
TYPE NOT SPECIFIED
Heating
SPACE
Stories
1
Units
1
Rooms
6
Bathrooms
2
Total area
425,093 SF
Lot
52.57 ac (2,289,862 SF)
Zoning code
GC
APN
544600781932-1
UPID
US73-4063856
Jurisdiction
LEHIGH
Zoning & alternative use
GC · Fogelsville, PA
Zoning GC · permitted uses
GC · Fogelsville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fogelsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$40.6M
AUTO REPAIR, GARAGE
Est. value
$68.8M
OFFICE BUILDING
Est. value
$63.2M
COMMERCIAL (GENERAL)
Est. value
$57.0M
RETAIL STORES
Est. value
$51.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$49.2M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2017
Construction
TYPE NOT SPECIFIED
Heating
SPACE
Stories
1
Units
1
Rooms
6
Bathrooms
2
Lot
52.57 ac
Current owner
From public records · entity-resolved
9606 West Hills LLC
Entity
Mailing address
PO BOX 2980, CHICAGO, IL 60690-2980
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2026
$42,977,312
9606 West Hills LLC
Harvest B Whbc LLC
Special Warranty Deed
—
Oct 8, 2019
—
Harvest B Whbc LLC
—
Loan Modification
related
$350,000,000 · Miscellaneous Ins Co
Aug 10, 2018
—
Harvest B Whbc LLC
—
Grant Deed
related
$350,000,000 · Miscellaneous Ins Co
Dec 21, 2017
—
Harvest B Whbc LLC
—
Deed
related
$333,200,000 · Wells Fargo Bank NA
Jun 22, 2017
—
Whbc Building E LP
—
Loan Modification
related
$17,080,000 · Fifth Third Bk
Jun 22, 2017
$39,027
Harvest B Whbc LLC
Whbc Building E LP
Grant Deed
related
—
Jul 11, 2016
—
Whbc Building E LP
West Hills Partners LP
Grant Deed
$17,080,000 · Fifth Third Bk
Apr 17, 2013
—
West Hills Partners LP
—
Deed Of Trust
related
$15,000,000 · Finance Ptrs_lp
—
—
Harvest B Whbc LLC
—
Deed Of Trust
related
$333,200,000 · Wells Fargo 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.
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