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Property profile & analytics
OFF-MARKET
Estimated value
$1,155,000
Commercial real estate
20 Brandywine Ct Downingtown, PA 19335
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-1422162
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2008
Total area
7,194 SF
Lot
0.25 ac (11,071 SF)
Zoning code
C1
APN
1108 00470000
UPID
US73-1422162
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.16M
Owner & transaction history
River Bank LLC · 2 yrs held
River Bank LLC
since 2024
7 recorded transactions
Zoning & alternative use
C1 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Downingtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downingtown 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
Blend value · Realmo final
$1.16M
Range $1.04M – $1.27M · ±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
$161 / 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
$29,691
Tax year 2024
Assessed value
$711,000
Assessed 2024
Previous assessed
$711,000
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$332,130
Assessed improvement
$378,870
Land market value
$332,130
Improvement market value
$407,390
Total market value
$739,520
Applied tax rate
11.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2008
Heating
FORCED AIR
Cooling
CENTRAL
Total area
7,194 SF
Lot
0.25 ac (11,071 SF)
Zoning code
C1
APN
1108 00470000
UPID
US73-1422162
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Downingtown, PA
Zoning C1 · permitted uses
C1 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Downingtown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2008
Heating
FORCED AIR
Cooling
Yes
Lot
0.25 ac
Current owner
From public records · entity-resolved
River Bank LLC
Entity
Mailing address
20 E LANCASTER AVE, DOWNINGTOWN, PA 19335-2823
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2024
—
River Bank LLC
The Borough Of Downingtown
Deed
—
Jun 22, 2021
$2,025,000
20 E Lancaster LLC
Vk Downingtown LLC
Deed
$1,850,000 · Vk Downingtown LLC
Dec 11, 2019
—
Pm Downingtown LLC
—
Grant Deed
related
$3,600,000 · David Magerman
Apr 4, 2018
$2,500,000
Pm Downingtown LLC
Shdc Papermill Associates LLC
Grant Deed
—
Aug 5, 2009
—
Shdc Papermill Associates LLC
—
Deed Of Trust
related
$1,200,000 · Keystone T Ventures LLC
Jul 17, 2009
—
Shdc Papermill Associates LLC
—
Deed Of Trust
related
$1,676,821 · Dnb First NA
Jul 2, 2009
—
Shdc Papermill Associates LLC
—
Deed Of Trust
related
$1,676,821 · Dnb First NA
Dec 27, 2004
$875,000
Papermill Brandywine Co LLC
Turks Head II LLC
Grant Deed
$2,000,000 · First National Bank Chester
Feb 12, 2004
—
Turks Head II LLC
Brandywine Paperboard Mills
Trustees Deed
related
—
—
—
Shdc Papermill Associates LLC
—
Loan Modification
related
$1,676,821 · Dnb First NA
—
—
Shdc Papermill Associates LLC
—
Loan Modification
related
$1,676,821 · Dnb First NA
—
—
Papermill Brandywine Co LLC
—
Deed Of Trust
related
$1,360,000 · Dnb First NA
—
—
Papermill Brandywine Co LLC
—
Deed Of Trust
related
$3,900,000 · Dnb First NA
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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