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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Office buildings
1175 Lancaster Ave Berwyn, PA 19312-1297
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US73-0484734
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
5,596 SF
Lot
0.64 ac (27,869 SF)
Zoning code
LO
APN
4310K01390000
UPID
US73-0484734
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
-
Focus Eye Group Ophthalmologist
-
Dr. Bari M. Brandt, MD Ophthalmologist
-
Steven Luminais Ophthalmologist
-
Steven Lee Physician
-
Kyle Fry Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$747k
Blend (final)
Blend
$975k
Owner & transaction history
Moser Court Associates LP · 15 yrs held
Moser Court Associates LP
since 2010
4 recorded transactions
Zoning & alternative use
LO · Berwyn, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+22.7%
Restaurant
$1.2M
+16.4%
Auto repair, garage
$1.2M
+14.9%
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 Berwyn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Berwyn 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
OFFICE BUILDING
$1,040,000
Current use
COMMERCIAL (GENERAL)
$1,275,000
Change: +23% · Conversion: Easy
RESTAURANT
$1,210,000
Change: +16% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,195,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,060,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±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
$174 / 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
$19,463
Tax year 2024
Assessed value
$552,550
Assessed 2024
Previous assessed
$552,550
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$189,350
Assessed improvement
$363,200
Land market value
$189,350
Improvement market value
$392,910
Total market value
$582,260
Applied tax rate
43.0000
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
1999
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
4
Bathrooms
1
Total area
5,596 SF
Lot
0.64 ac (27,869 SF)
Zoning code
LO
APN
4310K01390000
UPID
US73-0484734
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
LO · Berwyn, PA
Zoning LO · permitted uses
LO · Berwyn, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Berwyn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.3M
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
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
1999
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
4
Bathrooms
1
Lot
0.64 ac
Current owner
From public records · entity-resolved
Moser Court Associates LP
Entity
Mailing address
1171 LANCASTER AVE STE #201, BERWYN, PA 19312-2602
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
Mar 18, 2022
—
Moser Court Associates LP
—
Deed
related
—
Mar 17, 2022
—
Moser Court Associates LP
—
Deed
related
$140,406 · Bryn Mawr Trust Co
Oct 28, 2016
—
Moser Court Associates LP
—
Deed
related
$1,500,000 · Bryn Mawr Tr
Aug 3, 2010
—
Moser Court Associates LP
Moser Court LLP
Quit Claim Deed
$760,000 · Bancorp 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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