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Property profile & analytics
FOR LEASE
Office buildings
1189 Lancaster Ave, Berwyn, PA 19312
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US73-0403278
For Lease
1 / 2
$28 SF/Yr
1189 Lancaster Ave, Berwyn, PA 19312
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Total area
6,312 SF
Lot
0.59 ac (25,700 SF)
Zoning code
R1
APN
4310K01400000
UPID
US73-0403278
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
-
Goosehead Insurance - Jay Zazzera Insurance Agency
-
Trinity Financial Partners Financial Advisor
-
Sarah L. Sciarra, MSS, LCSW Foster Care Service Social Service Agency
-
Mural Health Consultant
-
Zazzera Agency- Jay Zazzera Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$910k
Blend (final)
Blend
$820k
Owner & transaction history
Lancaster Ave LLC · 8 yrs held
Lancaster Ave LLC
since 2018
5 recorded transactions
Zoning & alternative use
R1 · Berwyn, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+16.4%
Auto repair, garage
$1.4M
+14.9%
Apartment house (5+ units)
$1.2M
+2.1%
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 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
$1,175,000
Current use
RESTAURANT
$1,365,000
Change: +16% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,350,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,200,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$820k
Range $738k – $902k · ±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
$130 / 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
$12,680
Tax year 2024
Assessed value
$360,000
Assessed 2024
Previous assessed
$601,750
-40.2% YoY
Effective rate
3.52%
On assessed value
Assessed land
$178,500
Assessed improvement
$181,500
Land market value
$178,500
Improvement market value
$188,850
Total market value
$367,350
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
For Lease
Year built
1984
Heating
FORCED AIR
Cooling
CENTRAL
Total area
6,312 SF
Lot
0.59 ac (25,700 SF)
Zoning code
R1
APN
4310K01400000
UPID
US73-0403278
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R1 · Berwyn, PA
Zoning R1 · permitted uses
R1 · 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
$1.2M
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
OFFICE BUILDING Current
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
1984
Heating
FORCED AIR
Cooling
Yes
Lot
0.59 ac
Current owner
From public records · entity-resolved
Lancaster Ave LLC
Entity
Mailing address
1199 LANCASTER AVE STE #100, BERWYN, PA 19312-1341
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2022
—
1189 99 Lancaster Avenue LLC
—
Deed
related
$844,728 · Tompkins Trust Co
Jun 15, 2020
—
Lancaster Ave LLC
—
Deed
related
$500,000 · Vist Financial
Jan 3, 2018
$815,000
Lancaster Ave LLC
Berwyn Enterprises
Deed
—
Dec 31, 2013
—
Berwyn Ents
Berwyn Ents
Quit Claim Deed
related
—
Mar 13, 2009
$111,027
Berwyn Ents
Central & Wstn Chester Cnty In
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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