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Property profile & analytics
OFF-MARKET
Estimated value
$1,470,000
Office buildings
125 Little Conestoga Rd Downingtown, PA 19335
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US73-1432212
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Total area
8,643 SF
Lot
1.1 ac (47,916 SF)
Zoning code
C1
APN
3204 00380300
UPID
US73-1432212
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$951k
Blend (final)
Blend
$1.47M
Owner & transaction history
Rip Holdings LLC · 8 yrs held
Rip Holdings LLC
since 2017
7 recorded transactions
Zoning & alternative use
C1 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+14.9%
Apartment house (5+ units)
$1.6M
+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 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
OFFICE BUILDING
$1,605,000
Current use
AUTO REPAIR, GARAGE
$1,845,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,640,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.47M
Range $1.32M – $1.62M · ±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
$170 / 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
$35,168
Tax year 2024
Assessed value
$1,000,700
Assessed 2024
Previous assessed
$1,000,700
+0.0% YoY
Effective rate
3.51%
On assessed value
Assessed land
$112,950
Assessed improvement
$887,750
Land market value
$112,950
Improvement market value
$900,960
Total market value
$1,013,910
Applied tax rate
32.0000
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
1960
Heating
HEAT PUMP
Cooling
CENTRAL
Buildings
2
Total area
8,643 SF
Lot
1.1 ac (47,916 SF)
Zoning code
C1
APN
3204 00380300
UPID
US73-1432212
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Downingtown, PA
Zoning C1 · permitted uses
C1 · 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
OFFICE BUILDING Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
OFFICE BUILDING Current
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
1960
Heating
HEAT PUMP
Cooling
Yes
Buildings
2
Lot
1.1 ac
Current owner
From public records · entity-resolved
Rip Holdings LLC
Entity
Mailing address
64 E UWCHLAN AVE #234, EXTON, PA 19341-1203
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2026
—
Rip Holdings LLC
—
Deed
related
$2,081,250 · Bhcu
Oct 21, 2022
—
Rip Holdings LLC
—
Deed
related
$449,000 · United States Small Business Admin
Oct 13, 2022
—
Rip Holdings LLC
—
Deed
related
$449,000 · South Eastern Economic Development Compa
Feb 25, 2020
—
Rip Holdings LLC
—
Deed
related
$436,800 · Chester Cnty Economic Dev Coun
Feb 5, 2020
—
Rip Holdings LLC
—
Deed
related
$546,000 · American Heritage FCU
Aug 16, 2017
$940,000
Rip Holdings LLC
Digiovanni,douglas B
Grant Deed
$1,112,000 · American Heritage FCU
Mar 8, 1999
$500,000
Douglas B Digiovanni
Marla Ltd
Grant Deed
$500,000 · Bryn Mawr Trust Co
—
—
Rip Holdings LLC
—
Deed Of Trust
related
$546,000 · American Heritage FCU
—
—
Rip Holdings LLC
—
Deed Of Trust
related
$436,800 · Chester Cnty Economic Dev Coun
—
—
Douglas B Digiovanni
—
Deed Of Trust
related
$450,000 · Stonebridge Bank
—
—
Douglas B Digiovanni
—
Deed Of Trust
related
$150,000 · Stonebridge Bank
—
—
Douglas B Digiovanni
—
Deed Of Trust
related
$150,000 · Stonebridge Bank
—
—
Douglas B Diglovanni
—
Deed Of Trust
related
$500,000 · Citizens Bank Pennsylvania
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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