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Property profile & analytics
OFF-MARKET
Estimated value
$2,315,000
Warehouses
160 Robbins Rd Downingtown, PA 19335-3409
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US73-1619496
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2001
Total area
25,404 SF
Lot
2.8 ac (121,968 SF)
Zoning code
I1
APN
4003 00111800
UPID
US73-1619496
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
-
Marino's Fitness | Athletic Performance Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.32M
Owner & transaction history
Agnew,iii Trust · 7 yrs held
Agnew,iii Trust
since 2019
7 recorded transactions
Zoning & alternative use
I1 · Downingtown, 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 Downingtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downingtown 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,395,000
Current use
INDUSTRIAL (GENERAL)
$3,230,000
Change: -5% · Conversion: Easy
RESTAURANT
$3,000,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.32M
Range $2.08M – $2.55M · ±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
$91 / 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
$40,835
Tax year 2024
Assessed value
$1,154,880
Assessed 2024
Previous assessed
$1,154,880
+0.0% YoY
Effective rate
3.54%
On assessed value
Assessed land
$252,000
Assessed improvement
$902,880
Land market value
$252,000
Improvement market value
$945,320
Total market value
$1,197,320
Applied tax rate
40.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2001
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Total area
25,404 SF
Lot
2.8 ac (121,968 SF)
Zoning code
I1
APN
4003 00111800
UPID
US73-1619496
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I1 · Downingtown, PAZoning I1 · permitted uses
I1 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
RESTAURANT
Est. value
$3.0M
WAREHOUSE, STORAGE Current
INDUSTRIAL (GENERAL)
RESTAURANT
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
2001
Heating
FORCED AIR
Cooling
Yes
Buildings
4
Lot
2.8 ac
Current owner
From public records · entity-resolved
Agnew,iii Trust
Trust
Mailing address
1450 E BOOT RD STE 400A, WEST CHESTER, PA 19380-5963
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2026
—
Agnew IV Revocable Trust
—
Deed
related
—
Aug 15, 2025
—
Agnew III Revocable Trust
—
Deed
related
$400,000 · The First Natl Bank & Trust Co Newtown
Mar 26, 2019
$2,755,000
Agnew,iii Trust
Pagnoni,gilbert J JR & John M
Grant Deed
—
Feb 10, 1998
$269,000
Gilbert J Pagnoni
Stellrecht,ewald A & Eileen L
Grant Deed
—
—
—
Gilbert J Pegnoni JR.
—
Deed Of Trust
related
$830,000 · Eagle National Bank
—
—
Gilbert J Pagnoni JR.
—
Deed Of Trust
related
$885,000 · Eagle National Bank
—
—
Gilbert J Pagnoni
—
Deed Of Trust
related
$250,000 · Downingtown National 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.
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