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Property profile & analytics
FOR SALE
Office Spaces
1288 Valley Forge Rd 91 Phoenixville, PA 19460
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-5816019
For Sale
1 / 15
$1,275,000
1288 Valley Forge Rd,Unit 91, Phoenixville, PA 19460
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1988
Total area
2,400 SF
Zoning code
NC
APN
2706 05910000
UPID
US73-5816019
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
-
Dr. Rebecca Mostatab, DMD Dental Office
-
St. George & Associates CPAs, LLC Accounting Firm Tax Preparation
-
Dennis T. Monteiro, MD, FACS Physician Medical Clinic
-
Adventure Communications Marketing & Advertising Advertising Agency
-
PlannedGiving.Co, Inc. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.28M
Owner & transaction history
Bright Raven Holdings LLC · 2 yrs held
Bright Raven Holdings LLC
since 2023
Last sale
$1.2M
6 recorded transactions
Zoning & alternative use
NC · Phoenixville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Phoenixville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Phoenixville 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
$1,320,000
ML approach
$1,375,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±10% · vs last sale $1.20M (Aug 21 2023)
Last sale anchor
$1.20M
Aug 21 2023
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
$531 / 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
$3,376
Tax year 2024
Assessed value
$83,190
Assessed 2024
Previous assessed
$83,190
+0.0% YoY
Effective rate
4.06%
On assessed value
Assessed improvement
$83,190
Improvement market value
$86,090
Total market value
$86,090
Applied tax rate
27.0000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
For Sale
Year built
1988
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
2,400 SF
Zoning code
NC
APN
2706 05910000
UPID
US73-5816019
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
NC · Phoenixville, PA
Zoning NC · permitted uses
NC · Phoenixville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Phoenixville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1988
Heating
HEAT PUMP
Cooling
Yes
Current owner
From public records · entity-resolved
Bright Raven Holdings LLC
Entity
Mailing address
1380 MELVIN RD, PHOENIXVILLE, PA 19460-2418
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 21, 2023
$1,200,000
Bright Raven Holdings LLC
Merionford LLC
Deed
$840,000 · Wilmington Savings Fund Society Fsb
Apr 1, 2008
$210,000
Ht17 Properties LLC
Jjbl Properties LLC
Grant Deed
—
Oct 18, 2002
$159,330
Jjbl Properties INC
Sorcsek,frederick C
Grant Deed
$120,000 · Pnc Bank
—
—
Hti-7 Properties LLC
—
Deed Of Trust
related
$228,000 · Meridian Bank
—
—
Ht17 Properties LLC
—
Deed Of Trust
related
$228,000 · Meridian Bank
—
—
Hti-7 LLC
—
Deed Of Trust
related
$228,000 · Meridian 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.
Try Rey
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