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Property profile & analytics
OFF-MARKET
Estimated value
$3,385,000
Office buildings
209 Lancaster Ave Paoli, PA 19301-1749
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-2605717
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
10,000 SF
Lot
0.61 ac (26,565 SF)
Zoning code
OP
APN
5401L00560000
UPID
US73-2605717
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
-
Drs. Columbo Medical Clinic
-
Strobel Maria Employment Agency
-
Helping Hands Family - ABA Therapy Crisis Center Medical Clinic
-
Hackman Barbara B MD Pediatrician Physician
-
Chester County Robotic Surgery Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.52M
CAP Approach
CAP
$2.58M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$3.39M
Owner & transaction history
New Chrysanthemum LLC · 3 yrs held
New Chrysanthemum LLC
since 2022
Last sale
$3.4M
4 recorded transactions
Zoning & alternative use
OP · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.3M
+12.6%
Restaurant
$2.2M
+6.8%
Auto repair, garage
$2.1M
+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
$3,230,000
ML approach
$3,520,000
CAP Approach
CAP Return
Estimation
6%
$2,795,000
6.5%
$2,580,000
7%
$2,395,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,280,000
Change: +13% · Conversion: Easy
RESTAURANT
$2,165,000
Change: +7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,135,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$3.39M
Range $3.05M – $3.72M · ±10% · vs last sale $3.40M (Aug 4 2022)
Last sale anchor
$3.40M
Aug 4 2022
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
$339 / 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
$24,103
Tax year 2024
Assessed value
$846,000
Assessed 2024
Previous assessed
$846,000
+0.0% YoY
Effective rate
2.85%
On assessed value
Assessed land
$201,110
Assessed improvement
$644,890
Land market value
$201,110
Improvement market value
$654,080
Total market value
$855,190
Applied tax rate
54.0000
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
1980
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
10,000 SF
Lot
0.61 ac (26,565 SF)
Zoning code
OP
APN
5401L00560000
UPID
US73-2605717
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
OP · Paoli, PA
Zoning OP · permitted uses
OP · 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
COMMERCIAL (GENERAL)
Est. value
$2.3M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
1980
Heating
HEAT PUMP
Cooling
Yes
Lot
0.61 ac
Current owner
From public records · entity-resolved
New Chrysanthemum LLC
Entity
Mailing address
901 N PENN ST, PHILADELPHIA, PA 19123-3132
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2022
$3,400,000
New Chrysanthemum LLC
Shelamandiam 209 Lancaster LLC
Deed
$600,000 · Td Bank NA
Nov 13, 2019
$1,787,250
Shelamandiam 209 Lancaster LLC
209 W Lancaster Ave LP
Grant Deed
related
$1,350,000 · Bryn Mawr Tr
Sep 5, 2003
$2,000,000
209 W Lancaster Ave LP
West Lancaster 209 Corp
Grant Deed
related
$2,160,000 · Fulton Bank
Feb 14, 2001
—
West Lancaster 209 Corp
—
Deed Of Trust
related
$1,350,000 · Bryn Mawr Trust Co
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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