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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Office buildings
101 Arrandale Blvd Exton, PA 19341-2503
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-2067784
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1995
Total area
14,480 SF
Lot
2.1 ac (91,476 SF)
Zoning code
R1
APN
4104 00313600
UPID
US73-2067784
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
-
Dr. Pallavi Arabolu, MD Pediatrician Medical Clinic
-
Cristin Samantha Hagelstein, MD Pediatrician Medical Clinic
-
Christi L. Rosengart, MD Pediatrician Medical Clinic
-
Robyn McKnight, MD Pediatrician Medical Clinic
-
Ducklings Early Learning Center Exton Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.47M
Blend (final)
Blend
$2.02M
Owner & transaction history
Eske Development LLC · 5 yrs held
Eske Development LLC
since 2021
Last sale
$1.9M
4 recorded transactions
Zoning & alternative use
R1 · Exton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.3M
+18.3%
Restaurant
$3.1M
+12.2%
Auto repair, garage
$3.1M
+10.8%
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 Exton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Exton 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
$1,985,000
ML approach
$2,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,795,000
Current use
COMMERCIAL (GENERAL)
$3,305,000
Change: +18% · Conversion: Easy
RESTAURANT
$3,130,000
Change: +12% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,095,000
Change: +11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,750,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±10% · vs last sale $1.93M (Jun 15 2021)
Last sale anchor
$1.93M
Jun 15 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
$139 / 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
$30,429
Tax year 2024
Assessed value
$1,049,720
Assessed 2024
Previous assessed
$1,049,720
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$507,470
Assessed improvement
$542,250
Land market value
$507,470
Improvement market value
$612,360
Total market value
$1,119,830
Applied tax rate
41.0000
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
1995
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Total area
14,480 SF
Lot
2.1 ac (91,476 SF)
Zoning code
R1
APN
4104 00313600
UPID
US73-2067784
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R1 · Exton, PA
Zoning R1 · permitted uses
R1 · Exton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Exton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$3.3M
RESTAURANT
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1995
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Lot
2.1 ac
Current owner
From public records · entity-resolved
Eske Development LLC
Entity
Mailing address
1390 BIRMINGHAM RD, WEST CHESTER, PA 19382-8205
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2024
—
Eske Development LLC
—
Deed
related
$2,850,000 · Td Bank NA
Jun 15, 2021
$1,925,000
Eske Development LLC
Mlr Associates LLC
Special Warranty Deed
$2,651,825 · Wilmington Savings Fund Society Fsb
—
—
Mlr Associates LLC
—
Deed Of Trust
related
$1,125,000 · Peoples Bank Oxford
—
—
Mlr Associates LLC
—
Deed Of Trust
related
$985,567 · Fulton 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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