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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Office Spaces
1288 Vly Frg Rd 88 Phoenixville, PA 19460-2687
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-0202115
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1988
Total area
2,400 SF
Zoning code
NC
APN
2706 05880000
UPID
US73-0202115
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
3 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
Off-Market
Year built
1988
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
2,400 SF
Zoning code
NC
APN
2706 05880000
UPID
US73-0202115
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
3 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
Mar 2, 2004
$365,000
Merionford LLC
Rueger,mary F
Grant Deed
$340,000 · Mary F Rueger
—
—
Merionford LLC
—
Deed Of Trust
related
$485,000 · 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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