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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    280 Boot Rd Downingtown, PA 19335-3403

    • Warehouses
    • 48,408 SF
    • 3.00 lot acres
    OFF-MARKET
    Value Estimations
    $4,050,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US73-2316939
    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

    • Gasket Resources Inc. / Manufacturer

    Property Details for 280 Boot Rd

    Year built
    1990
    Lot size
    3.00 lot acres
    Property size
    48,408 SF
    Zone code
    I1
    Property type
    Warehouses
    APN
    4003 00110400
    APU
    400300110400

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $5,566,000
      Market price range: $2.90M - $11.6M

    • 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

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

    Location Insight

    • Map
    • Local Demand
    City
    Downingtown
    County
    Chester
    State
    Pennsylvania
    Longitude
    -75.6973
    Latitude
    40.0008
    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
    $68,420
    $270,000
    $1,665,000
    $1,935,000
    -
    $270,000
    $1,693,000
    $1,963,000

    Comparable in this City

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      204,837 SF

      454 Acorn Ln

      WAREHOUSE, STORAGE • 204,837 SF
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    • Value Estimation
      $4,050,000
      38,340 SF

      309 Uwchlan Ave

      WAREHOUSE, STORAGE • 38,340 SF
      309 Uwchlan Ave, Downingtown, PA 19335
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    • Value Estimation
      $4,100,000
      3,220 SF

      115 Washington Ave

      WAREHOUSE, STORAGE • 3,220 SF
      115 Washington Ave, Downingtown, PA 19335-2939
      View Details
    • Value Estimation
      $535,000
      4,230 SF

      2090 Bondsville Rd

      WAREHOUSE, STORAGE • 4,230 SF
      2090 Bondsville Rd, Downingtown, PA 19335-1121
      View Details
    • Value Estimation
      $560,000
      4,224 SF

      1061 Boot Rd

      WAREHOUSE, STORAGE • 4,224 SF
      1061 Boot Rd, Downingtown, PA 19335-4065
      View Details
    • Value Estimation
      $14,355,000
      202,468 SF

      1985 Ticonderoga Blvd, Unit 27

      WAREHOUSE, STORAGE • 202,468 SF
      1985 Ticonderoga Blvd, Downingtown, PA 19335
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      0.03 Acres

      1150 Boot Rd, Downingtown, PA 19335

      Office Properties & Spaces • 0.03 Acres
      1150 Boot Rd, Downingtown, PA 19335
      View Details
    • $429,900
      3,000 SF

      Downingtown Mixed-Use Investment

      Prime location, high income potential.
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      Downingtown Retail Spaces Available

      Retail spaces available in Downingtown, Route 30 Bypass location.
      East Lancaster Ave, Downingtown, PA 19335
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    • $985,000
      Pending

      Downingtown Land Opportunity on Boot Road

      5.26 acre land parcel in Downingtown, PA for sale.
      1020 Boot Rd, Downingtown, PA 19335
      View Details
    • Contact for pricing

      Downingtown Business Center Opportunity

      Prime Downingtown location, diverse office spaces.
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    • $375,000
      1,356 SF

      Charming Downingtown Home

      Charming 3-bedroom, 2-bath home in Downingtown, close to amenities.
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    Similar Nearby for Lease

    • $6,000 /Mo

      Downingtown Commercial Property For Rent

      Versatile commercial property suitable for retail, medical, daycare, or warehouse.
      45 W Lancaster Ave, Downingtown, PA 19335
      View Details
    • $6,000 /Mo
      20,909 SF

      Downingtown Commercial Space For Lease

      Versatile commercial property in Downingtown, suitable for various businesses.
      45 W Lancaster Ave, Downingtown, PA 19335
      View Details
    • $8 SF/Yr
      21,000 SF

      Downingtown Warehouse/Flex Sublease Opportunity

      Warehouse/Flex space available for sublease, featuring loading docks and height.
      419 Boot Rd, Downingtown, PA 19335
      View Details
    • Contact for pricing
      17,130 SF

      New Flex Space For Rent

      17,130 SF flex space under construction with signalized access.
      415 Brandywine Ave, Downingtown, PA 19335
      View Details
    • $18 SF/Yr
      103,880 SF

      Downingtown Office Space Available

      Class A Office Suites, Chester County, PA
      150 Pennsylvania Ave, Downingtown, PA 19335
      View Details
    • Contact for pricing
      35,440 SF

      Lancaster Ave Retail Center

      Prime Retail Space Available in Chester County
      520 Lancaster Ave, Downingtown, PA 19335
      View Details
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    280 Boot Rd
    Downingtown, PA 19335-3403
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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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