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Property profile & analytics
OFF-MARKET
Estimated value
$3,620,000
Office buildings
100 Lancaster Ave Downingtown, PA 19335-5937
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1464267
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1967
Total area
14,388 SF
Lot
0.39 ac (16,950 SF)
Zoning code
C2
APN
1108 00790000
UPID
US73-1464267
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
-
Parikha Mehta Photography Photography Service (Bike/Boat/Book/etc) Store
-
BAYADA Adult Nursing Home Health Care Service
-
365 Health Services Home Health Care Service
-
I Box Films Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.92M
CAP Approach
CAP
$3.71M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.62M
Owner & transaction history
Roberts Commercial LLC · 4 yrs held
Roberts Commercial LLC
since 2021
Last sale
$3.6M
7 recorded transactions
Zoning & alternative use
C2 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+14.9%
Apartment house (5+ units)
$2.7M
+2.1%
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 Downingtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downingtown 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
$3,665,000
ML approach
$3,920,000
CAP Approach
CAP Return
Estimation
6%
$4,020,000
6.5%
$3,710,000
7%
$3,445,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,675,000
Current use
AUTO REPAIR, GARAGE
$3,075,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,730,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$3.62M
Range $3.26M – $3.98M · ±10% · vs last sale $3.55M (Sep 28 2021)
Last sale anchor
$3.55M
Sep 28 2021
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
$252 / 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
$21,730
Tax year 2024
Assessed value
$520,355
Assessed 2024
Previous assessed
$520,355
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$139,990
Assessed improvement
$380,365
Land market value
$139,990
Improvement market value
$383,495
Total market value
$523,485
Applied tax rate
11.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1967
Heating
HOT WATER
Cooling
CENTRAL
Total area
14,388 SF
Lot
0.39 ac (16,950 SF)
Zoning code
C2
APN
1108 00790000
UPID
US73-1464267
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Downingtown, PA
Zoning C2 · permitted uses
C2 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Downingtown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1967
Heating
HOT WATER
Cooling
Yes
Lot
0.39 ac
Current owner
From public records · entity-resolved
Roberts Commercial LLC
Entity
Mailing address
439 S BOLMAR ST, WEST CHESTER, PA 19382-4933
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2021
$3,550,000
Roberts Commercial LLC
Llcp Downingtown LLC
Deed
$2,325,000 · Wilmington Savings Fund Society Fsb
Aug 1, 2018
—
Llcp Downingtown LLC
—
Grant Deed
related
$4,000,000 · Peoples Sec Bk&tr
Apr 18, 2017
—
Llcp Downingtown LLC
100 East Lancaster Owner LLC
Grant Deed
$4,000,000 · Peoples Sec Bk&tr
Apr 14, 2017
$4,575,000
Llcp Downingtown LLC
100 East Lancaster Owner LLC
Grant Deed
—
Oct 21, 2014
—
100 East Lancaster Owner LLC
Killiney LLC
Deed In Lieu Of Foreclosure
$5,450,000 · Private Individual
Jun 22, 2006
$6,150,000
Killiney LLC
Br Of Downingtown LP
Deed
$5,450,000 · Rait Partnership LP
Feb 14, 2006
$5,114,304
Br Of Downingtown
Willow Grove Bank
Grant Deed
—
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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