Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Office buildings
163 Lancaster Ave Paoli, PA 19301-1784
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-0844115
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1914
Total area
4,818 SF
Lot
0.28 ac (12,000 SF)
Zoning code
OP
APN
5401L00640000
UPID
US73-0844115
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
-
Northeast Advisers Inc Financial Advisor
-
Sport and Spine Wellness Center Alternative Medicine Practice
-
Jewish Family-Children's Services Counselor
-
Thorne Charlie Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$975k
CAP Approach
CAP
$1.25M
Comparable Approach
Comparable
$855k
Blend (final)
Blend
$910k
Owner & transaction history
Bullmastiff Holdings LLC · 4 yrs held
Bullmastiff Holdings LLC
since 2022
Last sale
$925,000
7 recorded transactions
Zoning & alternative use
OP · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+12.6%
Auto repair, garage
$1.0M
+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
$880,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
$1,345,000
6.5%
$1,245,000
7%
$1,155,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$975,000
Current use
COMMERCIAL (GENERAL)
$1,100,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,030,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $925k (Jan 5 2022)
Last sale anchor
$925k
Jan 5 2022
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
$189 / 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
$8,321
Tax year 2024
Assessed value
$292,060
Assessed 2024
Previous assessed
$292,060
+0.0% YoY
Effective rate
2.85%
On assessed value
Assessed land
$110,000
Assessed improvement
$182,060
Land market value
$110,000
Improvement market value
$192,250
Total market value
$302,250
Applied tax rate
54.0000
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
1914
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
1
Rooms
7
Bathrooms
2
Total area
4,818 SF
Lot
0.28 ac (12,000 SF)
Zoning code
OP
APN
5401L00640000
UPID
US73-0844115
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OP · Paoli, PA
Zoning OP · permitted uses
OP · 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
$975,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1914
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Rooms
7
Bathrooms
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Bullmastiff Holdings LLC
Entity
Mailing address
163 W LANCASTER AVE, PAOLI, PA 19301-1784
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2022
$925,000
Bullmastiff Holdings LLC
163 Lancaster Avenue LLC
Deed
$740,000 · Firstbank
May 31, 2016
$662,000
163 Lancaster Avenue LLC
Shevland Properties LLC
Deed
$578,000 · Meridian Bank
Jan 19, 2010
$640,000
Shevland Properties LLC
New Century Bk
Grant Deed
$700,000 · Eagle National Bank
Jul 15, 2009
—
New Century Bk
Sheriff Of Chester County
Trustees Deed
related
—
Nov 19, 1998
—
Craig T Postlewait
—
Grant Deed
related
$285,000 · Malvern Fsb
—
—
Craig T Postlewait
—
Deed Of Trust
related
$160,000 · Suzanne P Dupont
—
—
Carig T Postlewait
—
Deed Of Trust
related
$900,000 · Malvern Fsb
—
—
Craig T Postlewait
—
Deed Of Trust
related
$78,000 · Henry Y Goldman
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 163 Lancaster Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
