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Property profile & analytics
OFF-MARKET
Estimated value
$3,135,000
Office Spaces
Ivyland Rd Warminster, PA 18974
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-3994669
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1988
Total area
20,746 SF
Lot
6.54 ac (285,013 SF)
Zoning code
I
APN
49-009-095-006
UPID
US73-3994669
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
$3.34M
Blend (final)
Blend
$3.14M
Owner & transaction history
Ncs Industries INC · 23 yrs held
Ncs Industries INC
since 2003
7 recorded transactions
Zoning & alternative use
I · Warminster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.1M
+53.1%
Commercial (general)
$5.0M
+48.4%
Auto repair, garage
$4.8M
+44.1%
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 Warminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warminster 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
OFFICE BUILDING
$3,345,000
Current use
MEDICAL BUILDING
$5,120,000
Change: +53% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,965,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,820,000
Change: +44% · Conversion: Difficult
RETAIL STORES
$4,110,000
Change: +23% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,755,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$3.14M
Range $2.82M – $3.45M · ±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
$151 / 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
Applied tax rate
49.0000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1988
Heating
CENTRAL
Cooling
YES
Stories
1
Units
10
Total area
20,746 SF
Lot
6.54 ac (285,013 SF)
Zoning code
I
APN
49-009-095-006
UPID
US73-3994669
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I · Warminster, PA
Zoning I · permitted uses
I · Warminster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warminster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$4.8M
RETAIL STORES
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1988
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
10
Lot
6.54 ac
Current owner
From public records · entity-resolved
Ncs Industries INC
Entity
Mailing address
1840 COUNTY LINE RD, HUNTINGDON VALLEY, PA 19006-1717
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2003
$560,000
Ncs Industries INC
Ivywoods II Associates LP
Grant Deed
$440,000 · Wachovia Bank NA
May 9, 2002
$250,000
Robert Leonard
Ivywoods II Associates LP
Grant Deed
—
Feb 6, 2002
$137,400
Michael W Laporta
Ivywoods II Assoc LP
Grant Deed
$109,920 · First Union National Bank
Dec 10, 2001
$125,000
Oscar Santos
Ivywoods II Associates LP
Grant Deed
—
Dec 10, 2001
$373,500
Harris Halpern
Ivywoods II Associates LP
Grant Deed
$393,500 · First Service Bank
Oct 29, 2001
$125,000
Joseph A Nottingham
Ivywoods II Associates LP
Grant Deed
$87,500 · William Penn Savings & Loan
Oct 24, 2001
$125,000
Altomonte Plaza LLC
Ivywoods II Associates LP
Grant Deed
$100,000 · National Penn Bank
Oct 19, 2001
$247,500
Victor M Vala
Ivywood II Associates LP
Grant Deed
—
Aug 16, 2001
$267,500
Alesi Rentals INC
Ivywood Associates LP
Grant Deed
$200,000 · Union National Bank
Jul 2, 2001
$250,000
Mario Rocchi
Ivywoods II Associates LP
Grant Deed
$212,500 · Mellon Bank
May 11, 2001
$132,500
William J Sweeney
Ivywood II Associates LP
Grant Deed
$106,000 · Premier Bank
Mar 27, 2001
$132,500
Joseph A Nottingham
Ivywood II Associates LP
Grant Deed
—
Feb 28, 2001
$146,000
Gary Schmidt
Ivywood-ii Associates LP
Grant Deed
—
May 2, 2000
$306,534
Ivywoods II Associates LP
Dudlik,edward R
Grant Deed
$890,500 · Suburban Community Bank
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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