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    Mixed-Use Building in Paoli Title is generated by Realmo AI

    123 East Lancaster Avenue, Paoli, PA 19301

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    Six-unit mixed-use building near SEPTA/Amtrak station.

    Type:Retail, Multifamily
    Property size:
    6,048 SF
    Price / SF:
    $147/SF
    Added:
    May 26, 2026
    Days on Market:
    6
    Last Refresh:
    May 27 at 8:27 am

    Property Features for 123 East Lancaster Avenue

    General Information

    Standard status
    Active
    Size
    6,048 SF
    Property subtype
    Retail, Multifamily

    Building Details

    Year Built
    1900

    We can help!

    Listing Contact
    Jon O'Shea

    Listing agent Jon O'Shea License #AB069634

    Listing office McCann Commercial Real Estate

    Listing date May 26, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of McCann Commercial Real Estate

    HighLights

    • Prime location in the heart of Paoli's Lancaster Avenue corridor, near SEPTA/Amtrak station.
    • Long‑term income certainty with anchor tenant (iBeach Club) lease through July 2031.
    • Mixed‑use building with two commercial spaces and four residential apartments.
    • All four residential apartments are leased through early 2027.
    • Verified financials with 2026 tax bills and 12 months of property management statements.
    • New roof installed in 2021.

    Overview

    The property at 123–125 E. Lancaster Avenue is a six-unit mixed-use building situated in the heart of Paoli's Lancaster Avenue corridor, a short distance from the SEPTA/Amtrak station on the Main Line. The three-story building, with an additional lower level, features a mix of commercial and residential spaces, including two commercial spaces and four residential apartments. The anchor commercial tenant, iBeach Club, is under lease through July 2031, providing long-term income. The lower-level commercial tenant has been in place since 2017. All four residential apartments are leased with staggered expirations through early 2027. The property benefits from a new roof installed in 2021. Zoned Town Center District (TCD), the property is located on the northwest corner, offering strong visibility and proximity to Paoli Hospital, SEPTA/Amtrak, and the surrounding retail corridor. The property size is 6,048 square feet.
    Location Intelligence

    Current Use by Public Records

    Starbucks Cafe & Coffee Shop iBeachClub Day Spa, ... Spa & Massage Center DIS Garage Doo'r ... General Contractor Lash Mate Hair Salon

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Dental Office Nail Salon Building Supply Daycare Center Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Paoli
    County
    Chester
    State
    Pennsylvania
    Longitude
    -75.484115
    Latitude
    40.041975

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    FAQs

    What type of property is this?
    Mixed-use property - Six-unit mixed-use building near SEPTA/Amtrak station.
    Where is this mixed-use property located?
    The property is located at 123 East Lancaster Avenue Paoli, PA.
    What is the asking price?
    The asking price for this property is $895,000.
    What are key features of this property?
    This property features: Prime location in the heart of Paoli's Lancaster Avenue corridor, near SEPTA/Amtrak station.; Long‑term income certainty with anchor tenant (iBeach Club) lease through July 2031.; Mixed‑use building with two commercial spaces and four residential apartments.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Jon O'Shea
    Real Estate License ID: AB069634
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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