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    Property profile & analytics

    260 Sierra Dr Exton, PA 19341-2245

    • Office buildings
    • 81,854 SF
    • 26.51 lot acres
    OFF-MARKET
    Value Estimations
    $11,805,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US73-5171709
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Office buildings

    Property Details for 260 Sierra Dr

    Year built
    2018
    Lot size
    26.51 lot acres
    Property size
    81,854 SF
    Zone code
    P1
    Property type
    Office buildings
    APN
    3203 00811200
    APU
    320300811200

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $7,962,000
      Market price range: $2.30M - $11.5M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $15,790,000
      Current use
      COMMERCIAL (GENERAL)
      $18,675,000
      Change: +18% Conversion: Easy
      RESTAURANT
      $17,705,000
      Change: +12% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $17,490,000
      Change: +11% Conversion: Difficult
      APARTMENT HOUSE (5+ UNITS)
      $15,540,000
      Change: -2% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Exton
    County
    Chester
    State
    Pennsylvania
    Longitude
    -75.694
    Latitude
    40.0714
    CBSA code
    37980
    CBSA name
    PHILADELPHIA-CAMDEN-WILMINGTON, PA-NJ-DE-MD METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $199,858
    $321,590
    $5,365,410
    $5,687,000
    -
    $321,590
    $5,608,760
    $5,930,350

    Comparable in this City

    • Value Estimation
      $7,630,000
      63,364 SF

      770 Pennsylvania Dr

      OFFICE BUILDING • 63,364 SF
      770 Pennsylvania Dr, Exton, PA 19341-1186
      View Details
    • Value Estimation
      $20,755,000
      95,272 SF

      222 Vly Crk Blvd

      OFFICE BUILDING • 95,272 SF
      222 Vly Crk Blvd, Exton, PA 19341-2385
      View Details
    • Value Estimation
      $5,870,000
      40,924 SF

      211 Welsh Pool Rd Ste, Unit 130

      OFFICE BUILDING • 40,924 SF
      211 Welsh Pool Rd Ste, Exton, PA 19341-1321
      View Details
    • Value Estimation
      $4,735,000
      35,000 SF

      100 Arrandale Blvd

      OFFICE BUILDING • 35,000 SF
      100 Arrandale Blvd, Exton, PA 19341-2695
      View Details
    • Value Estimation
      $6,295,000
      40,435 SF

      Constitution Dr

      OFFICE BUILDING • 40,435 SF
      Constitution Dr, Exton, PA 19341
      View Details
    • Value Estimation
      $6,935,000
      43,040 SF

      460 Creamery Way

      OFFICE BUILDING • 43,040 SF
      460 Creamery Way, Exton, PA 19341-2533
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      32,000 SF

      Exton Office Building For Sale

      32,000 SF office building in Eagleview Corporate Center.
      367 Eagleview Blvd, Exton, PA 19341
      View Details
    • $925,000
      4,824 SF

      Exton Freestanding Building For Sale

      One-acre property near Lionville Business District with redevelopment potential.
      8 N Village Ave, Exton, PA 19341
      View Details
    • Contact for pricing
      14,000 SF

      Two Office Buildings in Exton

      Two one-story office buildings with ample parking and landscaping.
      840-841 Springdale Dr, Exton, PA 19341
      View Details
    • $1,075,000
      2,820 SF

      Exton Commercial Property For Sale

      2,820 SF building on 1 acre in prime location.
      340 N Pottstown Pike, Exton, PA 19341
      View Details
    • Contact for pricing
      1.70 Acres

      Exton Office Space: Two Buildings Available

      Prime Exton location, customizable office suites.
      224 Pottstown Pike, Exton, PA 19341
      View Details
    • Contact for pricing
      0.13 Acres

      202 Exton Cmns, Exton, PA 19341

      Office properties & Spaces • 0.13 Acres
      202 Exton Cmns, Exton, PA 19341
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      7,000 SF

      Exton Office Buildings For Lease

      Two freestanding office buildings in Whiteland Business Park.
      840 Springdale Dr, Exton, PA 19341
      View Details
    • $25 SF/Yr
      19,550 SF

      Exton Office Building For Lease

      Premier office building in Eagleview Corporate Center available for lease.
      620 Pennsylvania Dr, Exton, PA 19341
      View Details
    • Contact for pricing
      29,527 SF

      Exton Office Space Available

      Office building with convenient access to major routes and amenities.
      180 Sheree Blvd, Exton, PA 19341
      View Details
    • Contact for pricing
      95,000 SF

      Exton Executive Office Suites

      Prime Exton location, 2,500 sq ft suites.
      234 Eagleview Blvd, Exton, PA 19341
      View Details
    • $13 SF/Yr
      90,265 SF

      Exton, PA Industrial Flex Space

      90,000+ SF Office/Warehouse Available
      290 National Rd, Exton, PA 19341
      View Details
    • $66,000
      2,614 SF

      Exton, PA - Fitted Office

      2400 SF specialist office space for lease in Exton.
      766 W Lincoln Hwy, Exton, PA 19341
      View Details
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    260 Sierra Dr
    Exton, PA 19341-2245
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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