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Property profile & analytics
OFF-MARKET
Estimated value
$2,950,000
Turn key restaurants
1865 Easton Rd Willow Grove, PA 19090-4103
Entity Owned
Absentee Owner
Free & Clear
Property ID
US73-5435599
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1989
Total area
21,339 SF
Lot
5.19 ac (226,076 SF)
Zoning code
F2
APN
30-00-14820-00-9
UPID
US73-5435599
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
-
KFC Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.07M
Blend (final)
Blend
$2.95M
Owner & transaction history
Chestnut Restaurants LLC
Chestnut Restaurants LLC
since 2026
6 recorded transactions
Zoning & alternative use
F2 · Willow Grove, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.5M
+16.6%
Medical building
$3.4M
+12.3%
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 Willow Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Grove 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
RESTAURANT
$2,995,000
Current use
OFFICE BUILDING
$3,490,000
Change: +17% · Conversion: Moderate
MEDICAL BUILDING
$3,365,000
Change: +12% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,965,000
Change: -1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,780,000
Change: -7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,595,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$2.95M
Range $2.66M – $3.25M · ±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
$138 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$141,445
Tax year 2023
Assessed value
$3,054,310
Assessed 2024
Previous assessed
$3,054,310
+0.0% YoY
Effective rate
4.63%
On assessed value
Assessed land
$1,231,290
Assessed improvement
$1,823,020
Land market value
$1,231,290
Improvement market value
$1,823,020
Total market value
$3,054,310
Applied tax rate
30.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1989
Heating
FORCED AIR
Cooling
CENTRAL
Total area
21,339 SF
Lot
5.19 ac (226,076 SF)
Zoning code
F2
APN
30-00-14820-00-9
UPID
US73-5435599
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
F2 · Willow Grove, PA
Zoning F2 · permitted uses
F2 · Willow Grove, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willow Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$3.0M
OFFICE BUILDING
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.6M
RESTAURANT Current
OFFICE BUILDING
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1989
Heating
FORCED AIR
Cooling
Yes
Lot
5.19 ac
Current owner
From public records · entity-resolved
Chestnut Restaurants LLC
Entity
Free & Clear · 0 yrs held
Mailing address
931 E HAVERFORD RD, BRYN MAWR, PA 19010-3838
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2026
—
Chestnut Restaurants LLC
Pan Ivy II LLC
Deed
—
Jan 13, 2025
—
Pan Ivy II LLC
—
Deed
related
$8,250,000 · Univest Bank & Trust Co
Sep 7, 2012
—
Mitra Qsr Kne LLC
—
Deed Of Trust
related
$11,460,000 · Wells Fargo Bank
Aug 29, 2008
—
Pan-ivy II
Pan American Associates
Deed Of Trust
related
$10,400,000 · Manufacturers Traders & Trust
Aug 17, 1998
—
Ivy I Pan
—
Deed Of Trust
related
$8,775,000 · Equitable Life Assurance Socie
Jul 31, 1997
—
Equitable Life Assurance Socie
Willow Grove Associates
Grant 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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