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    Property profile & analytics

    1235 Westlakes Dr Berwyn, PA 19312

    • Office buildings
    • 161,878 SF
    • 11.90 lot acres
    For Lease
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US73-1513746
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • First American Title Agency Services / Escrow Service / Title Company
    • KMS Law Offices / Attorney
    • The Law Offices of Marguerite Nealon / Family Law Attorney / Adoption Agency
    • RatnerPrestia / Attorney / Patent Attorney
    • Kilcullen & Company / Employment Agency

    Property Details for 1235 Westlakes Dr

    Year built
    1987
    Lot size
    11.90 lot acres
    Property size
    161,878 SF
    Zone code
    OA
    Property type
    Office buildings
    APN
    4310 00350000
    APU
    431000350000

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $26,197,000
      Market price range: $20.5M - $43.8M
      AI Estimate
      $14,017,000
      Market price range: $4.96M - $28.8M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $30,095,000
      Current use
      APARTMENT HOUSE (5+ UNITS)
      $30,730,000
      Change: +2% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Berwyn
    County
    Chester
    State
    Pennsylvania
    Longitude
    -75.4718
    Latitude
    40.0631
    CBSA code
    37980
    CBSA name
    PHILADELPHIA-CAMDEN-WILMINGTON, PA-NJ-DE-MD METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $365,197
    $837,000
    $9,531,000
    $10,368,000
    -
    $837,000
    $9,800,500
    $10,637,500

    Comparable in this City

    • Value Estimation
      $21,215,000
      162,425 SF

      1205 Westlakes Dr

      OFFICE BUILDING • 162,425 SF
      1205 Westlakes Dr, Berwyn, PA 19312-2405
      View Details
    • Value Estimation
      $22,935,000
      128,130 SF

      1055 Westlakes Dr

      OFFICE BUILDING • 128,130 SF
      1055 Westlakes Dr, Berwyn, PA 19312-2410
      View Details
    • Value Estimation
      $510,000
      4,019 SF

      29 Brg Ave

      OFFICE BUILDING • 4,019 SF
      29 Brg Ave, Berwyn, PA 19312-1715
      View Details
    • Value Estimation
      $925,000
      6,704 SF

      2 Lakeside Ave

      OFFICE BUILDING • 6,704 SF
      2 Lakeside Ave, Berwyn, PA 19312-1631
      View Details
    • Value Estimation by Request
      1,152 SF

      6 Lakeside Ave

      OFFICE BUILDING • 1,152 SF
      6 Lakeside Ave, Berwyn, PA 19312-1631
      View Details
    • Value Estimation
      $970,000
      5,596 SF

      1171 Lancaster Ave

      OFFICE BUILDING • 5,596 SF
      1171 Lancaster Ave, Berwyn, PA 19312-2602
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      0.07 Acres

      Berwyn Office Building For Lease

      Prime Berwyn location, 2910 sq ft office space.
      685 Kromer Ave, Berwyn, PA 19312
      View Details
    • $698,000

      Waterview Townhome in Daylesford Lake

      Comfortable townhome with lake views, modern amenities, and convenient location.
      160 Daylesford Blvd, Berwyn, PA 19312
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    • $3,800,000
      4.70 Acres

      Versatile Land with Development Potential

      4.7 acres with two homes in Tredyffrin-Easttown School District.
      170 Old State Rd, Berwyn, PA 19312
      View Details
    • $1,999,000
      2.40 Acres

      Prime Land in Berwyn, PA

      2.4 acre corner property suitable for residential or commercial development.
      1250 Swedesford Rd, Berwyn, PA 19312
      View Details
    • Contact for pricing
      86,752 SF

      Retail Space Near King of Prussia

      Retail property with highway visibility, near King of Prussia Mall.
      402 W Swedesford Rd, Berwyn, PA 19312
      View Details
    • $1,249,000
      0.99 Acres

      Victorian Multi-Family Property in Berwyn

      Late 1800s Victorian on almost an acre in Berwyn, PA.
      1420 Pennsylvania Ave, Berwyn, PA 19312
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      21,235 SF

      Class A Office Space Available

      Energy-efficient office space with on-site amenities in Berwyn, PA.
      1160 W Swedesford Rd, Berwyn, PA 19312
      View Details
    • Contact for pricing
      41,670 SF

      Office Space in Chesterbrook

      Office space for lease in Chesterbrook, Pennsylvania with ample parking.
      965 Chesterbrook Blvd, Berwyn, PA 19312
      View Details
    • $20 SF/Yr
      5,650 SF

      Bronze Plaza Retail Space Available

      Prime Lancaster Ave Retail Space, 2,000-3,750 SF
      511 Old Lancaster Rd, Berwyn, PA 19312
      View Details
    • $25 SF/Yr
      3,000 SF

      Berwyn Office Space for Lease

      Office space available for lease in Berwyn, Pennsylvania.
      1171 Lancaster Ave, Berwyn, PA 19312
      View Details
    • Contact for pricing
      4,550 SF

      Berwyn Park Class A Office

      Class A office space in a picturesque park setting.
      801 Cassatt Rd, Berwyn, PA 19312
      View Details
    • Contact for pricing
      2,584 SF

      Berwyn Office Space with Amenities

      Office space in Berwyn with fitness center and shuttle.
      1000 Westlakes Dr, Berwyn, PA 19312
      View Details
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    1235 Westlakes Dr
    Berwyn, PA 19312
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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