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Property profile & analytics
OFF-MARKET
Estimated value
$4,315,000
Warehouses
98 Lacrue Ave Glen Mills, PA 19342-1010
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-0091124
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1969
Total area
38,001 SF
Lot
4.92 ac (214,315 SF)
APN
13-00-00214-13
UPID
US73-0091124
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
-
Black Sheep Training Center Training Center
-
Associated Specialty Contracting Construction Company General Contractor
-
ASCI Construction Company
-
USA Coil & Air Inc Industrial Manufacturer Production Facility
-
98 Sports Gym & Fitness Center Sports Field & Court
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.37M
CAP Approach
CAP
$2.73M
Comparable Approach
Comparable
$4.24M
Blend (final)
Blend
$4.32M
Owner & transaction history
Stephen B Maguire · 4 yrs held
Stephen B Maguire
since 2022
Last sale
$4.4M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.5M
+54.2%
Office building
$4.3M
+47.5%
Commercial (general)
$3.7M
+24.8%
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 Glen Mills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glen Mills 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
$4,165,000
ML approach
$4,365,000
CAP Approach
CAP Return
Estimation
6%
$2,950,000
6.5%
$2,725,000
7%
$2,530,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,925,000
Current use
AUTO REPAIR, GARAGE
$4,510,000
Change: +54% · Conversion: Easy
OFFICE BUILDING
$4,315,000
Change: +48% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,650,000
Change: +25% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,645,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$4.32M
Range $3.88M – $4.75M · ±10% · vs last sale $4.40M (Mar 7 2022)
Last sale anchor
$4.40M
Mar 7 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
$114 / 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
$72,930
Tax year 2024
Assessed value
$3,203,200
Assessed 2024
Previous assessed
$3,203,200
+0.0% YoY
Effective rate
2.28%
On assessed value
Assessed land
$635,200
Assessed improvement
$2,568,000
Total market value
$3,203,200
Applied tax rate
1,303.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1969
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
38,001 SF
Lot
4.92 ac (214,315 SF)
APN
13-00-00214-13
UPID
US73-0091124
Jurisdiction
DELAWARE
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$4.5M
OFFICE BUILDING
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$3.7M
INDUSTRIAL (GENERAL)
Est. value
$2.6M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1969
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.92 ac
Current owner
From public records · entity-resolved
Stephen B Maguire
Individual
Mailing address
11 CROZERVILLE RD, ASTON, PA 19014-1431
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2022
$4,400,000
Stephen B Maguire
Jrcv LLC
Deed
$3,520,000 · M & T Bank
Apr 12, 2010
$1,980,000
Jrcv LLC
Chris Masters Lacrue LLC
Deed Of Trust
$1,918,000 · Eagle National Bank
May 31, 2006
$2,100,000
Chris Masters Lacrue LLC
P & Z Dev
Grant Deed
$2,100,000 · Sovereign Bank
—
—
Christopher Anderson
—
Deed Of Trust
related
$947,000 · Southeastern Economic Dev
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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