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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Turn key restaurants
1045 Boot Rd Downingtown, PA 19335-4001
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1221616
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1966
Total area
5,740 SF
Lot
0.77 ac (33,750 SF)
Zoning code
OC3
APN
4004 00100100
UPID
US73-1221616
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
-
On The Go Kids School Bus Service
-
On the Go Kids Inc Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$790k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$690k
Blend (final)
Blend
$680k
Owner & transaction history
Micken Family Enterprises LLC · 4 yrs held
Micken Family Enterprises LLC
since 2021
Last sale
$620,000
7 recorded transactions
Zoning & alternative use
OC3 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.1M
+60.6%
Office building
$1.1M
+57.3%
Warehouse, storage
$765,000
+13.1%
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
$800,000
ML approach
$790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$680,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,090,000
Change: +61% · Conversion: Difficult
OFFICE BUILDING
$1,065,000
Change: +57% · Conversion: Moderate
WAREHOUSE, STORAGE
$765,000
Change: +13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$730,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$680k
Range $612k – $748k · ±10% · vs last sale $620k (Sep 27 2021)
Last sale anchor
$620k
Sep 27 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
$118 / 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
$11,961
Tax year 2024
Assessed value
$338,260
Assessed 2024
Previous assessed
$338,260
+0.0% YoY
Effective rate
3.54%
On assessed value
Assessed land
$69,860
Assessed improvement
$268,400
Land market value
$69,860
Improvement market value
$285,900
Total market value
$355,760
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1966
Heating
FORCED AIR
Cooling
CENTRAL
Total area
5,740 SF
Lot
0.77 ac (33,750 SF)
Zoning code
OC3
APN
4004 00100100
UPID
US73-1221616
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OC3 · Downingtown, PAZoning OC3 · permitted uses
OC3 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$680,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$765,000
INDUSTRIAL (GENERAL)
Est. value
$730,000
RESTAURANT Current
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1966
Heating
FORCED AIR
Cooling
Yes
Lot
0.77 ac
Current owner
From public records · entity-resolved
Micken Family Enterprises LLC
Entity
Mailing address
PO BOX 460, DOWNINGTOWN, PA 19335-0460
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 27, 2021
$620,000
Micken Family Enterprises LLC
Martial Arts Studios INC
Deed
$470,000 · First Resource Bank
Nov 27, 2013
$425,000
The Martial Arts Studios INC
Aja Associates
Deed
$220,863 · Santander Bank NA
Jan 4, 2005
—
Aja Associates
—
Trustees Deed
related
$600,000 · Susquehanna Patriot Bank
Sep 9, 1998
$260,000
Aja Assoc
Arl Properties INC
Grant Deed
$255,000 · Seller
—
—
Martial Arts Studios INC
—
Deed Of Trust
related
$186,000 · South Estn Economic Dev Co/pa
—
—
Aja Associates
—
Deed Of Trust
related
$206,000 · Patriot Bank NA
—
—
Aja Associates
—
Deed Of Trust
related
$290,000 · Nova Bank
—
—
Aja Associates
—
Deed Of Trust
related
$554,589 · Wachovia Bank NA
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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