Entity Owned Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1988
Total area
87,922 SF
Lot
12.3 ac (535,788 SF)
Zoning code
PC
APN
3304 006407A0
UPID
US73-0403484
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.98M
CAP Approach
CAP
$13.36M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.57M
Owner & transaction history
since 2021
Last sale
$19.0M
3 recorded transactions
Zoning & alternative use
PC · Exton, PA
Top alternative use upside
Commercial (general)
$10.7M
+309.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$17.57M
Value range
$15.81M – $19.32M
±10% around blend
Estimated value / SF
$200 / SF
Confidence
Property data
88
Comparable evidence
60
$15.81M
blend $17.57M
$19.32M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
87,922 SF
Lot area
12.3 ac
Year built
1988
APN
3304 006407A0
Zoning
PC
Assessed value
$7,200,000
Annual tax
$246,449
3
Income approach: direct capitalization
Partial preview
Income approach indication
$13.36M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$14.47M
@ 6.5% CAP return
$13.36M
@ 7% CAP return
$12.41M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.57M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+310%
vs current-use indication
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
3.50%
Implied, in-place cap rate for this super regional malls
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.50%
9.0%
NOI (est.)
$1.33M *
Last sale · Jul 2021
$19.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$38.00M
Move the market yield to see immediate price impact.
Value / SF
$432
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.00%3.50%4.00%
$1.20M
$39.90M
$34.20M
$29.93M
$1.33M
$44.33M
$38.00M
$33.25M
$1.46M
$48.77M
$41.80M
$36.58M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$246,449
Tax year 2024
Assessed value
$7,200,000
Assessed 2024
Previous assessed
$9,058,900
-20.5% YoY
Effective rate
3.42%
On assessed value
Assessed land
$1,735,000
Assessed improvement
$5,465,000
Land market value
$1,735,000
Improvement market value
$5,631,080
Total market value
$7,366,080
Applied tax rate
33.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1988
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
16
Total area
87,922 SF
Lot
12.3 ac (535,788 SF)
Zoning code
PC
APN
3304 006407A0
UPID
US73-0403484
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
PC · Exton, PAZoning PC · permitted uses
PC · Exton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1988
Heating
FORCED AIR
Cooling
Yes
Buildings
16
Lot
12.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PC
Jurisdiction
Exton, PA
Recorded code
PC
Ownership Intelligence
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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