2 Tabas Ln Exton, PA 19341-2753
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$14.12M
Range $12.70M – $15.53M (±10%)
Implied cap rate
5.60%
In-place · NOI ÷ last sale
Property ID
US73-2169758
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1968
Total area
143,500 SF
Lot
10.1 ac (439,956 SF)
Zoning code
I1
APN
4105 01590300
UPID
US73-2169758
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Electronics & Wireless Store
-
Family Recreation Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.25M
CAP Approach
CAP
$16.21M
Comparable Approach
Comparable
$12.92M
Blend (final)
Blend
$14.12M
Owner & transaction history
since 2021
Last sale
$14.6M
3 recorded transactions
Zoning & alternative use
I1 · Exton, PA
Top alternative use upside
Warehouse, storage
$19.2M
+5.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$14.12M
Value range
$12.70M – $15.53M
±10% around blend
Estimated value / SF
$98 / SF
Confidence
Low
3 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
30
$12.70M
blend $14.12M
$15.53M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
143,500 SF
Lot area
10.1 ac
Year built
1968
APN
4105 01590300
Assessed value
$3,795,770
Annual tax
$110,030
3
Income approach: direct capitalization
Partial preview
Income approach indication
$16.21M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$17.56M
@ 6.5% CAP return
$16.21M
@ 7% CAP return
$15.05M
4
Sales comparison
Partial preview
Sales approach indication
$21.19M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
17.4 mi away · 138,000 SF
24.4 mi away · 107,668 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$14.12M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 53 sales
$127
-23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $98/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+5%
vs current-use indication
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
5.60%
Implied, in-place cap rate for this flex space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.60%
9.0%
NOI (est.)
$1.02M *
Last sale · Dec 2021
$14.60M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$18.25M
Move the market yield to see immediate price impact.
Value / SF
$127
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.10%5.60%6.10%
$920k
$18.04M
$16.43M
$15.08M
$1.02M
$20.04M
$18.25M
$16.75M
$1.12M
$22.04M
$20.08M
$18.43M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$29.25M
9.9 mi · Oct 2025 · $234/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$110,030
Tax year 2024
Assessed value
$3,795,770
Assessed 2024
Previous assessed
$3,795,770
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$786,000
Assessed improvement
$3,009,770
Land market value
$786,000
Improvement market value
$3,117,570
Total market value
$3,903,570
Applied tax rate
41.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1968
Heating
FORCED AIR
Cooling
CENTRAL
Total area
143,500 SF
Lot
10.1 ac (439,956 SF)
Zoning code
I1
APN
4105 01590300
UPID
US73-2169758
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I1 · Exton, PAZoning I1 · permitted uses
I1 · Exton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1968
Heating
FORCED AIR
Cooling
Yes
Lot
10.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
I1
Jurisdiction
Exton, PA
Recorded code
I1
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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