970 Pulaski Dr King Of Prussia, PA 19406-2802
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$5.40M
Range $4.86M – $5.94M (±10%)
Implied cap rate
7.90%
In-place · NOI ÷ last sale
Property ID
US73-5756324
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1974
Total area
41,582 SF
Lot
2.01 ac (87,556 SF)
Zoning code
SMI
APN
58-00-15416-00-6
UPID
US73-5756324
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Gym & Fitness Center Alternative Medicine Practice
-
Physician
-
Physician
-
Gym & Fitness Center
-
Hotel & Motel Bed & Breakfast
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.40M
CAP Approach
CAP
$6.55M
Comparable Approach
Comparable
$5.46M
Blend (final)
Blend
$5.40M
Owner & transaction history
since 2024
Last sale
$5.4M
6 recorded transactions
Zoning & alternative use
SMI · King Of Prussia, PA
Top alternative use upside
Office building
$7.9M
+21.8%
Medical building
$6.6M
+1.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 14 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.40M
Value range
$4.86M – $5.94M
±10% around blend
Estimated value / SF
$130 / SF
Confidence
High
14 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
$4.86M
blend $5.40M
$5.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
41,582 SF
Lot area
2.01 ac
Year built
1974
APN
58-00-15416-00-6
Assessed value
$1,264,700
Annual tax
$38,975
3
Income approach: direct capitalization
Partial preview
Income approach indication
$6.55M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.09M
@ 6.5% CAP return
$6.55M
@ 7% CAP return
$6.08M
4
Sales comparison
Partial preview
Sales approach indication
$6.06M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.3 mi away · 47,710 SF
2.6 mi away · 39,520 SF
4.2 mi away · 41,978 SF
4.7 mi away · 41,800 SF
8.1 mi away · 29,730 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.40M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 29 sales
$156
-17%
Submarket 72 sales
$105
+24%
County 303 sales
$92
+42%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $130/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+22%
vs current-use indication
Medical Building
Warehouse, Storage · current use
Apartment House (5+ Units)
Restaurant
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
7.90%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.90%
9.0%
NOI (est.)
$378k *
Last sale · Jul 2024
$5.40M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.78M
Move the market yield to see immediate price impact.
Value / SF
$115
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.40%7.90%8.40%
$340k
$4.60M
$4.31M
$4.05M
$378k
$5.11M
$4.78M
$4.50M
$416k
$5.62M
$5.26M
$4.95M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$5.90M
0.9 mi · Oct 2025 · $197/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$38,975
Tax year 2023
Assessed value
$1,264,700
Assessed 2024
Previous assessed
$1,264,700
+0.0% YoY
Effective rate
3.08%
On assessed value
Assessed land
$406,960
Assessed improvement
$857,740
Land market value
$406,960
Improvement market value
$857,740
Total market value
$1,264,700
Applied tax rate
58.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1974
Heating
FORCED AIR
Cooling
CENTRAL
Total area
41,582 SF
Lot
2.01 ac (87,556 SF)
Zoning code
SMI
APN
58-00-15416-00-6
UPID
US73-5756324
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
SMI · King Of Prussia, PAZoning SMI · permitted uses
SMI · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1974
Heating
FORCED AIR
Cooling
Yes
Lot
2.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
SMI
Jurisdiction
King Of Prussia, PA
Recorded code
SMI
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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