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Property profile & analytics
OFF-MARKET
Estimated value
$5,110,000
Office buildings
1500 Lancaster Ave Paoli, PA 19301-1500
Individually Owned
26-yr Hold
~
Est. High Equity
Property ID
US73-0421211
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
26,363 SF
Lot
1.9 ac (82,764 SF)
Zoning code
C1
APN
4310J01250000
UPID
US73-0421211
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
-
Dempsey & Associates Financial Advisor
-
alter eco Construction Company
-
1500 East Lancaster Corporate Office
-
RIN Restaurants, LLC Corporate Office
-
Architetra Architect
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.80M
Comparable Approach
Comparable
$5.26M
Blend (final)
Blend
$5.11M
Owner & transaction history
1500 E Lancaster Ave Assoc · 26 yrs held
1500 E Lancaster Ave Assoc
since 2000
3 recorded transactions
Zoning & alternative use
C1 · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.0M
+12.6%
Restaurant
$5.7M
+6.8%
Auto repair, garage
$5.6M
+5.4%
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 Paoli submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paoli 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%
$7,370,000
6.5%
$6,800,000
7%
$6,315,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,340,000
Current use
COMMERCIAL (GENERAL)
$6,015,000
Change: +13% · Conversion: Easy
RESTAURANT
$5,705,000
Change: +7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,630,000
Change: +5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,005,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$5.11M
Range $4.60M – $5.62M · ±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
$194 / 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
$63,226
Tax year 2024
Assessed value
$1,795,000
Assessed 2024
Previous assessed
$1,795,000
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$122,500
Assessed improvement
$1,672,500
Land market value
$122,500
Improvement market value
$1,708,310
Total market value
$1,830,810
Applied tax rate
43.0000
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
1985
Heating
ELECTRIC
Cooling
CENTRAL
Buildings
12
Total area
26,363 SF
Lot
1.9 ac (82,764 SF)
Zoning code
C1
APN
4310J01250000
UPID
US73-0421211
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Paoli, PA
Zoning C1 · permitted uses
C1 · Paoli, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paoli. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.3M
COMMERCIAL (GENERAL)
Est. value
$6.0M
RESTAURANT
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$5.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1985
Heating
ELECTRIC
Cooling
Yes
Buildings
12
Lot
1.9 ac
Current owner
From public records · entity-resolved
1500 E Lancaster Ave Assoc
Individual
Mailing address
1500 LANCASTER AVE STE #202, PAOLI, PA 19301-1500
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2000
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
Feb 8, 2022
—
1500 E Lancaster Avenue Associates
—
Deed
related
$615,000 · Citizens & Northern Bank
Feb 22, 2000
$2,400,000
1500 E Lancaster Ave Assoc
Cordray Partnership
Grant Deed
$2,000,000 · National Penn Bank
—
—
1500 E Lancaster Avenue Assocs
—
Deed Of Trust
related
$848,428 · Branch Bk&tr
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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