Individually Owned 
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137 W Lancaster Ave, Downingtown, PA 19335
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Property summary
AI-generated overview
This exceptional mixed-use property, located at 137 W Lancaster Ave in Downingtown, Pennsylvania (zip code 19335), presents a compelling investment opportunity. The 3,000 square foot building, constructed in 1950, is classified as Class B and boasts a 100% occupancy rate with two credit-rated tenants. The property comprises a street-level retail storefront and a two-bedroom, one-bathroom apartment on the second floor. The storefront generates an annual income of $24,000, while the apartment produces $14,400 annually, resulting in a total gross annual income of approximately $38,400. Annual expenses are estimated at $7,724, yielding a 6.8% capitalization rate. The property includes eight parking spaces, a significant advantage in this high-traffic area. Conveniently situated one block from the Downingtown Train Station and a half-block from a SEPTA bus stop, this property benefits from excellent visibility and accessibility on Downingtown's main street. The sale includes the building only
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Total area
6,589 SF
Lot
0.11 ac (4,780 SF)
Zoning code
C2
APN
1108 00210000
UPID
US73-0710521
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Kitchen & Bath Showroom Furniture & Home Goods
-
(Bike/Boat/Book/etc) Store
-
Hair Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$834k
Blend (final)
Blend
$300k
Owner & transaction history
since 2008
2 recorded transactions
Zoning & alternative use
C2 · Downingtown, PA
Top alternative use upside
Apartment house (5+ units)
$1.3M
+2.1%
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.
Full NOI build-up · 6 steps
All 18 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$300k
Value range
$270k – $330k
±10% around blend
Estimated value / SF
$46 / SF
Confidence
High
18 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
Income certainty
100
$270k
blend $300k
$330k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,589 SF
Lot area
0.11 ac
Year built
1900
APN
1108 00210000
Zoning
C2
Assessed value
$172,180
Annual tax
$7,190
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$7,190
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.05M
Weighted, 18 comps · high confidence
Evidence
18 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.1 mi away · 7,120 SF
11.3 mi away · 4,632 SF
14.4 mi away · 4,690 SF
14.6 mi away · 4,832 SF
16.9 mi away · 8,045 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$300k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 465 sales
$186
-76%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $46/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+2%
vs current-use indication
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Market benchmark
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
Comparable evidence · 18 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
7.89%
Selected cap rate for this office buildings
Derived from the Downingtown market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.89%
9.0%
NOI (est.)
$34k *
* 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$430k
Move the market yield to see immediate price impact.
Value / SF
$65
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
7.39%7.89%8.39%
$31k
$413k
$387k
$364k
$34k
$459k
$430k
$404k
$37k
$505k
$473k
$445k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
18 found
High confidence · county-verified
Closest comparable
$1.56M
5.2 mi · Dec 2025 · $225/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,190
Tax year 2024
Assessed value
$172,180
Assessed 2024
Previous assessed
$172,180
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$62,350
Assessed improvement
$109,830
Land market value
$62,350
Improvement market value
$109,830
Total market value
$172,180
Applied tax rate
11.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1900
Heating
ELECTRIC
Cooling
WINDOW A/C
Total area
6,589 SF
Lot
0.11 ac (4,780 SF)
Zoning code
C2
APN
1108 00210000
UPID
US73-0710521
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Downingtown, PAZoning C2 · permitted uses
C2 · Downingtown, 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
1900
Heating
ELECTRIC
Cooling
Yes
Lot
0.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C2
Jurisdiction
Downingtown, PA
Recorded code
C2
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C2 in Downingtown, PA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
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.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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