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Property profile & analytics
OFF-MARKET
Estimated value
$4,050,000
Warehouses
280 Boot Rd Downingtown, PA 19335-3403
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US73-2316939
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Total area
48,408 SF
Lot
3 ac (130,680 SF)
Zoning code
I1
APN
4003 00110400
UPID
US73-2316939
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
-
Gasket Resources Inc. Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.57M
Blend (final)
Blend
$4.05M
Owner & transaction history
Posh Prop No 5 Main Street Fam · 7 yrs held
Posh Prop No 5 Main Street Fam
since 2018
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
$6,470,000
Current use
INDUSTRIAL (GENERAL)
$6,150,000
Change: -5% · Conversion: Easy
RESTAURANT
$5,720,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$4.05M
Range $3.65M – $4.46M · ±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
$84 / 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
$68,420
Tax year 2024
Assessed value
$1,935,000
Assessed 2024
Previous assessed
$1,935,000
+0.0% YoY
Effective rate
3.54%
On assessed value
Assessed land
$270,000
Assessed improvement
$1,665,000
Land market value
$270,000
Improvement market value
$1,693,000
Total market value
$1,963,000
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
1990
Heating
YES
Cooling
CENTRAL
Total area
48,408 SF
Lot
3 ac (130,680 SF)
Zoning code
I1
APN
4003 00110400
UPID
US73-2316939
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
$6.5M
INDUSTRIAL (GENERAL)
Est. value
$6.2M
RESTAURANT
Est. value
$5.7M
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
1990
Heating
YES
Cooling
Yes
Lot
3 ac
Current owner
From public records · entity-resolved
Posh Prop No 5 Main Street Fam
Individual
Mailing address
FAMILY RD, BETHLEHEM, PA 18020
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2023
—
Posh Properties No 5 Main Street Fa
—
Deed
related
$99,837 · First Northern Bank & Trust
Mar 5, 2021
—
Posh Properties No
—
Deed
related
$75,000 · First Northern Bank & Trust
Dec 31, 2018
$4,900,000
Posh Prop No 5 Main Street Fam
Boot Road LLC
Grant Deed
$3,900,000 · First Nthrn Bk&tr Co
Oct 14, 2016
$3,850,000
280 Boot Road LLC
280 Boot Road Associates LP
Grant Deed
related
—
Sep 23, 2016
$3,850,000
280 Boot Road LLC
280 Boot Road Associates LP
Grant Deed
related
$3,080,000 · Univest Bk & Tr Co
Jul 2, 2009
$3,265,000
280 Boot Road Associates
Pulcini,rockne J & Joyce C
Deed Of Trust
$3,000,000 · Eagle National Bank
—
—
Fremont Solnosky
—
Deed Of Trust
related
$172,100 · Fremont Investment & Loan
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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