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Property profile & analytics
OFF-MARKET
Estimated value
$9,485,000
Motels
1005 Westlakes Dr Berwyn, PA 19312-2408
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-3213849
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
2018
Total area
60,180 SF
Lot
2.27 ac (98,707 SF)
Zoning code
C2
APN
4310 00370000
UPID
US73-3213849
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
-
Fairfield Inn & Suites Philadelphia Valley Forge/Great Valley Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.04M
CAP Approach
CAP
$10.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.49M
Owner & transaction history
Ch Associates Xiii LLC · 1 yrs held
Ch Associates Xiii LLC
since 2025
Last sale
$8.0M
4 recorded transactions
Zoning & alternative use
C2 · Berwyn, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.0M
+132.5%
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 Berwyn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Berwyn 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
$10,605,000
ML approach
$10,035,000
CAP Approach
CAP Return
Estimation
6%
$11,685,000
6.5%
$10,785,000
7%
$10,015,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,985,000
Change: +133% · Conversion: Difficult
Blend value · Realmo final
$9.49M
Range $8.54M – $10.43M · ±10% · vs last sale $8.00M (Jun 20 2025)
Last sale anchor
$8.00M
Jun 20 2025
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
$158 / 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
$202,095
Tax year 2024
Assessed value
$5,737,500
Assessed 2024
Previous assessed
$5,737,500
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$339,900
Assessed improvement
$5,397,600
Land market value
$339,900
Improvement market value
$5,521,180
Total market value
$5,861,080
Applied tax rate
43.0000
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
2018
Heating
YES
Cooling
WINDOW A/C
Units
124
Total area
60,180 SF
Lot
2.27 ac (98,707 SF)
Zoning code
C2
APN
4310 00370000
UPID
US73-3213849
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Berwyn, PA
Zoning C2 · permitted uses
C2 · Berwyn, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Berwyn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$6.0M
OFFICE 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
2018
Heating
YES
Cooling
Yes
Units
124
Lot
2.27 ac
Current owner
From public records · entity-resolved
Ch Associates Xiii LLC
Entity
Mailing address
GULPH CRK HOTELS 150TH STRAFFORD AVE STE STE STE #215, WAYNE, PA 19087
Ownership since
2025
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
Jun 20, 2025
$8,000,000
Ch Associates Xiii LLC
Westlakes Lodging LP
Special Warranty Deed
$10,815,000 · Univest Bank & Trust Co
May 23, 2017
$1,300,000
Westlakes Lodging LP
Westlakes Land Kpg III LLC
Grant Deed
—
May 18, 2017
—
Westlakes Lodging L P
—
Deed
related
$10,335,000 · Beneficial Bank
Aug 29, 2013
$420,000
Westlakes Land Kpg III LLC
Mack Cali Pennsylvania Realty Assn
Special Warranty Deed
$68,000,000 · German American Capital Corp
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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