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Property profile & analytics
OFF-MARKET
Estimated value
$1,435,000
Day care centers
1173 Egypt Rd Phoenixville, PA 19460-1163
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US73-0126740
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1930
Total area
9,684 SF
Lot
1.94 ac (84,419 SF)
Zoning code
R2
APN
61-00-01537-00-4
UPID
US73-0126740
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
-
Oaks Early Learning Center Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.44M
Owner & transaction history
Allan Properties LLC · 17 yrs held
Allan Properties LLC
since 2008
7 recorded transactions
Zoning & alternative use
R2 · Phoenixville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.0M
+7.7%
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 Phoenixville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenixville 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,830,000
Current use
COMMERCIAL (GENERAL)
$1,970,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$1,775,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$1,525,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.44M
Range $1.29M – $1.58M · ±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
$148 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$24,598
Tax year 2023
Assessed value
$638,000
Assessed 2024
Previous assessed
$638,000
+0.0% YoY
Effective rate
3.86%
On assessed value
Total market value
$638,000
Applied tax rate
61.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1930
Heating
HOT WATER
Cooling
CENTRAL
Stories
1
Rooms
5
Bathrooms
2
Total area
9,684 SF
Lot
1.94 ac (84,419 SF)
Zoning code
R2
APN
61-00-01537-00-4
UPID
US73-0126740
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Phoenixville, PA
Zoning R2 · permitted uses
R2 · Phoenixville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenixville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.5M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL 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
1930
Heating
HOT WATER
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
2
Lot
1.94 ac
Current owner
From public records · entity-resolved
Allan Properties LLC
Entity
Mailing address
PO BOX 267, OAKS, PA 19456-0267
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2020
—
Allan Properties LLC
—
Deed
related
$1,350,000 · Firstrust Bk
Dec 5, 2008
$1,550,000
Allan Properties LLC
John D Myers
Deed
—
Apr 14, 2004
—
Upper Providence Twp
Myers,mary J
Grant Deed
related
—
Apr 12, 2001
—
Mary J Myers
—
Deed Of Trust
related
$1,000,000 · First Union National Bank
Dec 8, 2000
$535,000
Mary J Myers
Four Seasons Day School INC
Grant Deed
$550,000 · First Union National Bank
—
—
Four Seasons Day School INC
—
Deed Of Trust
related
$25,000 · Carnegie Bank
—
—
Mary J Myers
—
Deed Of Trust
related
$100,000 · Wachovia Bank NA
—
—
Mary J Myers
—
Deed Of Trust
related
$1,100,000 · Wachovia Bank NA
—
—
Allan Properties LLC
—
Deed Of Trust
related
$1,350,000 · Firstrust Bk
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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