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Property profile & analytics
OFF-MARKET
Estimated value
$4,050,000
Super regional malls
1096 Lancaster Ave, Downingtown, PA 19335-3330
Entity Owned
22-yr Hold
Free & Clear
Property ID
US73-0960361
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2003
Total area
138,685 SF
Lot
57.9 ac (2,522,124 SF)
Zoning code
OC3
APN
4002 00880200
UPID
US73-0960361
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
-
Talbots Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.05M
Owner & transaction history
Brandywine Square LLC · 22 yrs held
Brandywine Square LLC
since 2004
4 recorded transactions
Zoning & alternative use
OC3 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$6.4M
+53.8%
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,130,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,350,000
Change: +54% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,835,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$4.05M
Range $3.65M – $4.46M · ±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
$29 / 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
$2,208,056
Tax year 2024
Assessed value
$62,446,800
Assessed 2024
Previous assessed
$62,446,800
+0.0% YoY
Effective rate
3.54%
On assessed value
Assessed land
$8,862,500
Assessed improvement
$53,584,300
Land market value
$8,862,500
Improvement market value
$55,961,370
Total market value
$64,823,870
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2003
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
50
Total area
138,685 SF
Lot
57.9 ac (2,522,124 SF)
Zoning code
OC3
APN
4002 00880200
UPID
US73-0960361
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OC3 · Downingtown, PA
Zoning OC3 · permitted uses
OC3 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.4M
INDUSTRIAL (GENERAL)
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER Current
APARTMENT HOUSE (5+ UNITS)
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
2003
Heating
FORCED AIR
Cooling
Yes
Buildings
50
Lot
57.9 ac
Current owner
From public records · entity-resolved
Brandywine Square LLC
Entity
Free & Clear · 22 yrs held
Mailing address
PO BOX 7189, WILMINGTON, DE 19803-0189
Ownership since
2004
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 26, 2004
—
Brandywine Square LLC
—
Deed Of Trust
related
$60,000,000 · Miscellaneous Ins Co
Jun 10, 2004
—
Brandywine Square LLC
Brandywine Square Assoc
Quit Claim Deed
related
—
Apr 18, 2002
—
Regal Cinemas INC
—
Deed Of Trust
related
$370,000,000 · Lehman Commercial Paper Ttee
—
—
Brandywine Square LP
—
Loan Modification
related
$60,000,000 · Miscellaneous Ins Co
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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