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Property profile & analytics
FOR SALE
Investment properties
10 W Lancaster Ave Ardmore, PA 19003
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US73-2013853
For Sale
1 / 4
$2,200,000
10 W Lancaster Ave, Ardmore, PA 19003
View Listing →
Property summary
AI-generated overview
This exceptional Class A, 17,500 square foot storefront property, located at 10 W Lancaster Avenue in Ardmore, Pennsylvania, presents a unique investment or owner-user opportunity. The three-story, 1920-built building underwent a complete renovation in 2021, boasting three units and situated within the Town District Commercial zoning. Currently vacant with an occupancy date of February 16, 2024, this property offers 6,000 square feet of retail space and 3,000 square feet of turnkey office space on the second floor. An additional 4,000 square feet of basement space provides ample storage or potential for future tenant build-out. The property sits on Lancaster Avenue, a high-traffic area (15,375 AADT), in the heart of Ardmore's vibrant downtown, adjacent to Suburban Square, a prominent mixed-use development. This prime location within Lower Merion Township benefits from a highly affluent demographic
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Total area
13,792 SF
Lot
0.14 ac (5,980 SF)
Zoning code
ASDD1
APN
40-00-30064-01-9
UPID
US73-2013853
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
-
Rae & Co Hair Salon Nail Salon
-
The Party Place Depot Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$1.49M
Owner & transaction history
340 N Poinsettia Place LLC · 8 yrs held
340 N Poinsettia Place LLC
since 2018
6 recorded transactions
Zoning & alternative use
ASDD1 · Ardmore, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Ardmore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ardmore 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
COMMERCIAL (GENERAL)
$2,455,000
Current use
OFFICE BUILDING
$2,255,000
Change: -8% · Conversion: Easy
MEDICAL BUILDING
$2,175,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.64M · ±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
$108 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$28,634
Tax year 2023
Assessed value
$685,620
Assessed 2024
Previous assessed
$685,620
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$227,720
Assessed improvement
$457,900
Land market value
$227,720
Improvement market value
$457,900
Total market value
$685,620
Applied tax rate
40.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1920
Heating
HOT WATER
Cooling
NONE
Total area
13,792 SF
Lot
0.14 ac (5,980 SF)
Zoning code
ASDD1
APN
40-00-30064-01-9
UPID
US73-2013853
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
ASDD1 · Ardmore, PA
Zoning ASDD1 · permitted uses
ASDD1 · Ardmore, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ardmore. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
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
1920
Heating
HOT WATER
Cooling
Yes
Lot
0.14 ac
Current owner
From public records · entity-resolved
340 N Poinsettia Place LLC
Entity
Mailing address
1455 EDRIS DR, LOS ANGELES, CA 90035-2902
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2018
$2,350,000
340 N Poinsettia Place LLC
Gross,kenneth & Kristine L
Grant Deed
$1,150,000 · Univest Bk & Tr Co
Feb 16, 2017
—
Llanfair Square LLC
—
Deed
related
$1,400,000
Jun 9, 2016
—
Kenneth Gross
—
Deed
related
$1,500,000 · Beneficial Bank
—
—
Kenneth Gross
—
Deed Of Trust
related
$850,000 · Alliance Bank
—
—
Kenneth S Gross
—
Deed Of Trust
related
$1,425,000 · Alliance Bank
—
—
Llanfair Square LLC
—
Deed Of Trust
related
$1,400,000
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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