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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Office buildings
2 Lakeside Ave, Berwyn, PA 19312-1631
Individually Owned
~
Est. High Equity
Property ID
US73-1713424
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
6,704 SF
Lot
0.3 ac (13,056 SF)
Zoning code
B
APN
5502H01910000
UPID
US73-1713424
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
-
Worldwide Collectibles (Bike/Boat/Book/etc) Store
-
Seal A Drive: Driveway Paving & Sealcoating Contractor General Contractor Construction Company
-
Saxkjaers Warehouse & Storage
-
On the Line Graphics Marketing & Advertising Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$925k
Owner & transaction history
Frank Cusumano
Frank Cusumano
5 recorded transactions
Zoning & alternative use
B · Berwyn, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.5M
+22.7%
Restaurant
$1.5M
+16.4%
Auto repair, garage
$1.4M
+14.9%
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 Berwyn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Berwyn 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
OFFICE BUILDING
$1,245,000
Current use
COMMERCIAL (GENERAL)
$1,530,000
Change: +23% · Conversion: Easy
RESTAURANT
$1,450,000
Change: +16% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,430,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,275,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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 2024Property tax & assessments
Tax year 2024
Tax billed
$16,091
Tax year 2024
Assessed value
$431,400
Assessed 2024
Previous assessed
$431,400
+0.0% YoY
Effective rate
3.73%
On assessed value
Assessed land
$115,280
Assessed improvement
$316,120
Land market value
$115,280
Improvement market value
$328,900
Total market value
$444,180
Applied tax rate
55.0000
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
1988
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
2
Bathrooms
1
Total area
6,704 SF
Lot
0.3 ac (13,056 SF)
Zoning code
B
APN
5502H01910000
UPID
US73-1713424
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
B · Berwyn, PA
Zoning B · permitted uses
B · Berwyn, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Berwyn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.5M
RESTAURANT
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1988
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
2
Bathrooms
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Frank Cusumano
Individual
Mailing address
PO BOX 158, BERWYN, PA 19312-0158
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Frank Cusumano
—
Deed Of Trust
related
$350,000 · Malvern Fsb
—
—
Frank Cusumano
—
Deed Of Trust
related
$150,000 · Malvern Fsb
—
—
Porcelains Ltd
—
Deed Of Trust
related
$60,000 · Malvern Fsb
—
—
Frank Cusumano
—
Deed Of Trust
related
$140,000 · First Financial Bank Fsb
—
—
Frank Cusumano
—
Deed Of Trust
related
$250,000 · First Financial Bank Fsb
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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