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Property profile & analytics
FOR LEASE
Office buildings
222 West Lancaster Ave Paoli, PA 19301
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-2375767
For Lease
$2,300,000
222 West Lancaster Ave, Paoli, PA 19301
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Total area
18,337 SF
Lot
0.72 ac (31,278 SF)
Zoning code
R3
APN
5401L00770000
UPID
US73-2375767
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
-
MedScope Home Health Care Service
-
MedScope America Corporation Home Health Care Service
-
Suntechnics Energy Systems Llc Sustainability Organization Volunteer Organization
-
Makh Associates Inc Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$2.30M
Owner & transaction history
Grs Ventures LLC · 2 yrs held
Grs Ventures LLC
since 2023
7 recorded transactions
Zoning & alternative use
R3 · Paoli, 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 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
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
$3,715,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,480,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$2.30M
Range $2.07M – $2.53M · ±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
$125 / 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
$22,018
Tax year 2024
Assessed value
$772,800
Assessed 2024
Previous assessed
$772,800
+0.0% YoY
Effective rate
2.85%
On assessed value
Assessed land
$227,030
Assessed improvement
$545,770
Land market value
$227,030
Improvement market value
$559,740
Total market value
$786,770
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
For Lease
Year built
1983
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
18,337 SF
Lot
0.72 ac (31,278 SF)
Zoning code
R3
APN
5401L00770000
UPID
US73-2375767
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R3 · Paoli, PA
Zoning R3 · permitted uses
R3 · 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
OFFICE BUILDING Current
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.5M
OFFICE BUILDING Current
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
1983
Heating
HEAT PUMP
Cooling
Yes
Lot
0.72 ac
Current owner
From public records · entity-resolved
Grs Ventures LLC
Entity
Mailing address
860 SPRINGBANK LN, WAYNE, PA 19087-1948
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2023
—
Grs Ventures LLC
Demon Properties LLC
Deed
—
Jan 30, 2020
—
Demon Properties LLC
—
Deed
related
$4,000,000 · Santander Bank NA
Jan 2, 2019
—
Demon Properties LLC
—
Deed
related
$2,000,000 · Santander Bank NA
Apr 16, 2018
—
Demon Properties LLC
—
Deed
related
$1,500,000 · Santander Bank NA
Jun 22, 2017
—
Demon Properties LLC
—
Deed
related
$1,681,913 · W Raymond Smith
May 18, 2017
—
Demon Properties LLC
—
Deed
related
$625,000 · Santander Bank NA
Nov 16, 2016
$1,700,000
Demon Properties LLC
Nandu V Makhija
Deed
$1,200,000 · Santander Bank NA
Aug 25, 2010
—
Nandu V Makhija
Makhija,nandu V & Shaku N
Quit Claim Deed
related
—
—
—
Demon Properties LLC
—
Deed Of Trust
related
$1,681,913 · W Raymond Smith
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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