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    Property profile & analytics

    1616 Lancaster Ave Paoli, PA 19301

    • Turn key restaurants
    • 12,266 SF
    • 1.30 lot acres
    For Sale
    View listing
    $6,400,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US73-5814429
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Carrollton Design Build LLC / Construction Company
    • Something You Beauty Studio / Hair Extension Technician / Hair Removal Service

    Property Details for 1616 Lancaster Ave

    Year built
    1966
    Lot size
    1.30 lot acres
    Property size
    12,266 SF
    Zone code
    SPDD
    Property type
    Turn key restaurants
    APN
    4310J01000000
    APU
    4310J01000000

    Description

    This exceptional Class A, 23,454 square foot shopping center in Paoli, Pennsylvania presents a compelling investment opportunity. Located at 1616 Lancaster Avenue in Chester County, this single-story, 1966-built property underwent renovations in 2020 and sits on a 1.96-acre lot. Currently boasting 100% occupancy across three units, the property features a strong tenant mix including a well-established bridal retailer and a complementary beauty salon. All tenants are under gross leases with a remaining term of seven years, providing immediate and stable cash flow. The seller will execute a three-year sale-leaseback upon closing, further securing full occupancy and consistent revenue for the buyer. This stabilized investment offers a 7.70% cap rate and benefits from its location in a high-income area, with average household incomes exceeding $222,000 within a three-mile radius. The property enjoys high visibility on Lancaster Avenue (Route 30), a major thoroughfare with significant daily traffic volume. This prime location, coupled with the strong tenant base and long-term leases, makes this a rare and attractive investment opportunity in a highly desirable market. The property's strategic location within Philadelphia's Main Line, known for its affluence and prestige, further enhances its investment potential. This is a turnkey opportunity for investors seeking secure, long-term returns in a robust and sought-after commercial market. The asking price for this exceptional property is $6,400,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $575,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $1,211,000
      Market price range: $618k - $1.94M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Paoli
    County
    Chester
    State
    Pennsylvania
    Longitude
    -75.4683
    Latitude
    40.0419
    CBSA code
    37980
    CBSA name
    PHILADELPHIA-CAMDEN-WILMINGTON, PA-NJ-DE-MD METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $28,111
    $333,140
    $464,930
    $798,070
    -
    $333,140
    $496,780
    $829,920

    Comparable in this City

    • Value Estimation by Request
      2,016 SF

      30 Chestnut Rd

      RESTAURANT • 2,016 SF
      30 Chestnut Rd, Paoli, PA 19301-1503
      View Details
    • Value Estimation
      $895,000
      14,097 SF

      1548 Lancaster Ave

      RESTAURANT • 14,097 SF
      1548 Lancaster Ave, Paoli, PA 19301-1504
      View Details
    • Value Estimation
      $505,000
      8,367 SF

      83 Lancaster Ave

      RESTAURANT • 8,367 SF
      83 Lancaster Ave, Paoli, PA 19301-1419
      View Details
    • Value Estimation by Request
      4,715 SF

      61 Lancaster Ave

      RESTAURANT • 4,715 SF
      61 Lancaster Ave, Paoli, PA 19301-1419
      View Details
    • Value Estimation by Request
      7,374 SF

      8 Paoli Pike

      RESTAURANT • 7,374 SF
      8 Paoli Pike, Paoli, PA 19301-1830
      View Details
    • Value Estimation by Request
      1,836 SF

      1 Paoli Plz

      RESTAURANT • 1,836 SF
      1 Paoli Plz, Paoli, PA 19301-1303
      View Details

    Similar Nearby for Sale

    • $6,400,000
      23,454 SF

      Paoli Center: Retail Investment

      Prime Paoli Shopping Center, 100% Occupied
      1616 Lancaster Ave, Paoli, PA 19301
      View Details
    • Contact for pricing
      2.44 Acres

      Paoli Retail Space - Route 30

      High-visibility retail space, ample parking.
      1776 Lancaster Ave, Paoli, PA 19301
      View Details
    • $339,000
      1,288 SF

      Paoli Office Condo for Sale

      Prime location, 1288 sq ft office space.
      250 Lancaster Ave, Paoli, PA 19301
      View Details
    • $1,350,000
      9,250 SF

      Paoli Office Building For Sale

      9,250 SF office building near Paoli Train Station.
      15 Maple Ave, Paoli, PA 19301
      View Details
    • $249,000
      1,288 SF

      Medical/Dental Office Near Hospital

      1288 SF medical/dental office space across from Paoli Hospital.
      250 W Lancaster Ave, Paoli, PA 19301
      View Details
    • Contact for pricing
      2.44 Acres

      Paoli Plaza Office Space Available

      Prime 2nd Floor Office, Paoli, PA
      1770 Lancaster Ave, Paoli, PA 19301
      View Details

    Similar Nearby for Lease

    • $25 SF/Yr
      1,440 SF

      Paoli Retail Space: 1440 SF

      High-traffic retail space, excellent visibility.
      1776 Lancaster Ave, Paoli, PA 19301
      View Details
    • $20 SF/Yr
      1,600 SF

      Retail Space on Lancaster Avenue

      1,600 SF retail space with high visibility and signage.
      68 E Lancaster Ave, Paoli, PA 19301
      View Details
    • $15 SF/Yr
      1,025 SF

      Office or Retail Space Available

      Multiple spaces for lease suitable for office or retail use.
      21 Plank Ave, Paoli, PA 19301
      View Details
    • $3,000,000
      6,106 SF

      Prime Retail Space in Paoli

      Located in a busy, mixed-use shopping center on the Main Line.
      14 Paoli Shopping Ctr, Paoli, PA 19301
      View Details
    • $15 SF/Yr
      1,500 SF

      Paoli Office Space For Rent

      Office space with private offices, kitchenette, and ample parking.
      147 W Lancaster Ave, Paoli, PA 19301
      View Details
    • $350 /Mo
      130 SF

      Paoli Office/Creative Space For Rent

      All-inclusive rental with excellent transportation access and off-street parking.
      136 Lancaster Ave, Paoli, PA 19301
      View Details
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    1616 Lancaster Ave
    Paoli, PA 19301
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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