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Property profile & analytics
OFF-MARKET
Estimated value
$2,745,000
Office buildings
1800 Lancaster Ave Paoli, PA 19301-1533
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-0397362
Property summary
AI-generated overview
This exceptional executive office space, located at 1800 E. Lancaster Ave in Paoli, Pennsylvania (zip code 19301), offers a total of 3,450 square feet of beautifully renovated space, currently entirely vacant and ready for immediate occupancy. The property is situated in Chester County, conveniently positioned along Routes 252 and 30, providing excellent accessibility. The space is located on the first floor of the Metric Building and boasts abundant parking. Multiple configurations are available, with a minimum divisible space of 950 square feet and a maximum contiguous space of 2,500 square feet. The layout includes multiple private offices and a conference room, making it ideal for a variety of businesses. The property is available for move-in September 1, 2022. This is a gross lease with a monthly rent of $5,400. The space is perfect for businesses seeking an efficient and welcoming environment in a highly desirable location. This first-floor office offers a great atmosphere and is tailored to meet the needs of any business seeking a new home.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Total area
20,392 SF
Lot
1 ac (43,560 SF)
Zoning code
SPDD
APN
4309M01970000
UPID
US73-0397362
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
-
Handwerger Beth A MD Ophthalmologist
-
Metric Realty Real Estate Agency
-
The Granger Firm Law Firm
-
Integrated Wellness Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.49M
Blend (final)
Blend
$2.75M
Owner & transaction history
1800 Properties LLC · 3 yrs held
1800 Properties LLC
since 2023
Last sale
$2.5M
3 recorded transactions
Zoning & alternative use
SPDD · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.4M
+6.8%
Auto repair, garage
$4.4M
+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
$2,955,000
ML approach
$2,895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,130,000
Current use
RESTAURANT
$4,410,000
Change: +7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,355,000
Change: +5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,870,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$2.75M
Range $2.47M – $3.02M · ±10% · vs last sale $2.48M (Jul 10 2023)
Last sale anchor
$2.48M
Jul 10 2023
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
$135 / 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
$42,004
Tax year 2024
Assessed value
$1,192,500
Assessed 2024
Previous assessed
$1,192,500
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$294,580
Assessed improvement
$897,920
Land market value
$294,580
Improvement market value
$924,660
Total market value
$1,219,240
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
1950
Heating
FORCED AIR
Cooling
CENTRAL
Total area
20,392 SF
Lot
1 ac (43,560 SF)
Zoning code
SPDD
APN
4309M01970000
UPID
US73-0397362
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
SPDD · Paoli, PA
Zoning SPDD · permitted uses
SPDD · 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
$4.1M
RESTAURANT
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.9M
OFFICE BUILDING Current
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
1950
Heating
FORCED AIR
Cooling
Yes
Lot
1 ac
Current owner
From public records · entity-resolved
1800 Properties LLC
Entity
Mailing address
1403 FULL CRY CT, WEST CHESTER, PA 19380-1742
Ownership since
2023
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
Jul 10, 2023
$2,475,000
1800 Properties LLC
Estate Of Mary Ann Pilotti
Deed
$1,980,000 · Franklin Mint FCU
Jul 13, 2015
—
Mary A Pilotti
Pilotti Samuel J Trust
Quit Claim Deed
related
—
Jun 30, 2010
—
Samuel J Pilotti
Pilotti,samuel J & Mary A
Quit Claim Deed
related
—
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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