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Property profile & analytics
OFF-MARKET
Estimated value
$17,810,000
Distribution centers
9670 Hls Ct, Fogelsville, PA 18051
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-4059419
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2014
Construction
TYPE NOT SPECIFIED
Total area
241,800 SF
Lot
21.01 ac (915,021 SF)
Zoning code
GI
APN
543691239198-1
UPID
US73-4059419
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
$22.85M
Blend (final)
Blend
$17.81M
Owner & transaction history
Watson Land Co · 10 yrs held
Watson Land Co
since 2016
4 recorded transactions
Zoning & alternative use
GI · Fogelsville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$29.5M
+27.7%
Apartment house (5+ units)
$28.0M
+21.2%
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$23,075,000
Current use
RETAIL STORES
$29,470,000
Change: +28% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$27,970,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$17.81M
Range $16.03M – $19.59M · ±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
$74 / 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
$259,998
Tax year 2024
Assessed value
$10,891,900
Assessed 2024
Previous assessed
$10,891,900
+0.0% YoY
Effective rate
2.39%
On assessed value
Assessed land
$1,418,000
Assessed improvement
$9,473,900
Land market value
$1,418,000
Improvement market value
$9,473,900
Total market value
$10,891,900
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
2014
Construction
TYPE NOT SPECIFIED
Heating
SPACE
Stories
1
Units
1
Rooms
8
Bathrooms
1
Total area
241,800 SF
Lot
21.01 ac (915,021 SF)
Zoning code
GI
APN
543691239198-1
UPID
US73-4059419
Jurisdiction
LEHIGH
Zoning & alternative use
GI · Fogelsville, PA
Zoning GI · permitted uses
GI · 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
$23.1M
RETAIL STORES
Est. value
$29.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$28.0M
WAREHOUSE, STORAGE Current
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
2014
Construction
TYPE NOT SPECIFIED
Heating
SPACE
Stories
1
Units
1
Rooms
8
Bathrooms
1
Lot
21.01 ac
Current owner
From public records · entity-resolved
Watson Land Co
Entity
Mailing address
22010 WILMINGTON AVE, CARSON, CA 90745-4306
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Sep 22, 2017
—
Watson Land LLC
—
Trustees Deed
related
$74,000,000 · Miscellaneous Ins Co
May 11, 2016
$25,200,978
Watson Land Co
Whbc Building C LP
Grant Deed
—
Jul 1, 2015
$1,391,756
Whbc Building C LP
West Hills Partners LP
Trustees Deed
$10,000,000 · Fifth Third Bk
Apr 17, 2013
—
West Hills Partners LP
—
Deed Of Trust
related
$15,000,000 · Finance Ptrs_lp
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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