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Property profile & analytics
OFF-MARKET
Estimated value
$2,585,000
Assisted living facilities
101 Plz Dr 348 Downingtown, PA 19335-5300
Individually Owned
15-yr Hold
~
Est. High Equity
Property ID
US73-2131767
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Total area
76,974 SF
Lot
2.48 ac (107,942 SF)
Zoning code
R2
APN
4002 00810100
UPID
US73-2131767
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
-
Thorndale-Downingtown Rotary Club Association / Organization
-
Simpson Meadows Retirement Community Nursing Home Retirement Community
-
Raymond Milkiewicz Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$2.59M
Owner & transaction history
Simpson Meadows · 15 yrs held
Simpson Meadows
since 2010
4 recorded transactions
Zoning & alternative use
R2 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.8M
+35.7%
Apartment house (5+ units)
$3.5M
+26.2%
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
by Request
ML approach
$1,585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,795,000
Current use
WAREHOUSE, STORAGE
$3,790,000
Change: +36% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,525,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,290,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.59M
Range $2.33M – $2.84M · ±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
$34 / 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
$208,618
Tax year 2024
Assessed value
$5,900,000
Assessed 2024
Previous assessed
$5,900,000
+0.0% YoY
Effective rate
3.54%
On assessed value
Assessed land
$158,880
Assessed improvement
$5,741,120
Land market value
$158,880
Improvement market value
$5,758,100
Total market value
$5,916,980
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2000
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
84
Units
84
Total area
76,974 SF
Lot
2.48 ac (107,942 SF)
Zoning code
R2
APN
4002 00810100
UPID
US73-2131767
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Downingtown, PA
Zoning R2 · permitted uses
R2 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
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
2000
Heating
FORCED AIR
Cooling
Yes
Buildings
84
Units
84
Lot
2.48 ac
Current owner
From public records · entity-resolved
Simpson Meadows
Individual
Mailing address
101 PLZ DR, DOWNINGTOWN, PA 19335-5301
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
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
Dec 20, 2010
—
Simpson Meadows
—
Deed Of Trust
related
$7,196,000 · Citizens Bank Pennsylvania
Oct 26, 2005
—
Simpson Meadows
—
Deed Of Trust
related
$8,051,658 · Wachovia Bank NA
—
—
Simpson Meadows
—
Deed Of Trust
related
$74,130,000 · * Other Institutional Lenders
—
—
Simpson Meadows
—
Deed Of Trust
related
$25,075,000 · Bank Of Ny Mellon
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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