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Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Warehouses
250 Boot Rd Downingtown, PA 19335-3403
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US73-1474070
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Total area
25,360 SF
Lot
3 ac (130,680 SF)
Zoning code
I1
APN
4003 00110300
UPID
US73-1474070
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
-
Rite Envelope and Graphics, Inc Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.34M
Blend (final)
Blend
$2.51M
Owner & transaction history
Celyer Boot LLC
Celyer Boot LLC
since 2025
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
I1 · 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
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,390,000
Current use
INDUSTRIAL (GENERAL)
$3,220,000
Change: -5% · Conversion: Easy
RESTAURANT
$2,995,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10% · vs last sale $2.87M (Jun 8 2025)
Last sale anchor
$2.87M
Jun 8 2025
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
$99 / 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
$41,072
Tax year 2024
Assessed value
$1,161,570
Assessed 2024
Previous assessed
$1,161,570
+0.0% YoY
Effective rate
3.54%
On assessed value
Assessed land
$270,000
Assessed improvement
$891,570
Land market value
$270,000
Improvement market value
$927,810
Total market value
$1,197,810
Applied tax rate
40.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Heating
FORCED AIR
Cooling
CENTRAL
Total area
25,360 SF
Lot
3 ac (130,680 SF)
Zoning code
I1
APN
4003 00110300
UPID
US73-1474070
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I1 · Downingtown, PAZoning I1 · permitted uses
I1 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
RESTAURANT
Est. value
$3.0M
WAREHOUSE, STORAGE Current
INDUSTRIAL (GENERAL)
RESTAURANT
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
1998
Heating
FORCED AIR
Cooling
Yes
Lot
3 ac
Current owner
From public records · entity-resolved
Celyer Boot LLC
Entity
Mailing address
1450 E BOOT RD STE 400A, WEST CHESTER, PA 19380-5963
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Sep 8, 2025
$2,869,298
Celyer Boot LLC
The Agnew I Revocable Living Trust
Deed
$2,295,438 · Agnew I Trust
Jun 11, 2019
—
Agnew,i Trust
—
Deed
related
$250,000 · First Nat'l Bk&tr/newtown
Jul 16, 2003
—
Agnew,i Tr
—
Trustees Deed
related
$2,200,000 · Wachovia Bank NA
Apr 25, 2003
$1,837,500
Agnew,tr
Aubert,carol M
Grant Deed
—
Dec 13, 2002
$1,530,000
Carol M Aubert
Trestle Bridge INC
Grant Deed
—
Dec 13, 2002
—
Carol M Aubert
—
Deed Of Trust
related
$1,377,000 · Stonebridge Bank
—
—
Agnew,i Trust
—
Deed Of Trust
related
$488,719 · Agnew C N JR Trust (pt)
—
—
Agnew,i Trust
—
Deed Of Trust
related
$250,000 · First Nat'l Bk&tr/newtown
—
—
Agnew I Trust
—
Deed Of Trust
related
$505,490 · Agnew C N JR Trust (pt)
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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