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Property profile & analytics
OFF-MARKET
Estimated value
$5,885,000
Flex space
299 Boot Rd Downingtown, PA 19335-3456
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US73-1803602
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1956
Total area
73,530 SF
Lot
7.6 ac (331,056 SF)
Zoning code
I1
APN
4003 00030100
UPID
US73-1803602
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
-
Phillips Automotive & Performance Auto Repair Shop
-
Phillips Hot Rod & Customs Auto Repair Shop
-
Foundation Building Materials Big Box & Wholesale Store Building Supply
-
Coca Cola Bottling Co Big Box & Wholesale Store Distribution Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.89M
Owner & transaction history
Pro Partners Four · 19 yrs held
Pro Partners Four
since 2007
5 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
INDUSTRIAL (GENERAL)
$9,340,000
Current use
RESTAURANT
$8,690,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$5.89M
Range $5.30M – $6.47M · ±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
$80 / 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
$90,696
Tax year 2024
Assessed value
$2,565,000
Assessed 2024
Previous assessed
$2,565,000
+0.0% YoY
Effective rate
3.54%
On assessed value
Assessed land
$477,000
Assessed improvement
$2,088,000
Land market value
$477,000
Improvement market value
$2,195,880
Total market value
$2,672,880
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1956
Heating
YES
Cooling
CENTRAL
Total area
73,530 SF
Lot
7.6 ac (331,056 SF)
Zoning code
I1
APN
4003 00030100
UPID
US73-1803602
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I1 · Downingtown, PA
Zoning I1 · permitted uses
I1 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Downingtown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$9.3M
RESTAURANT
Est. value
$8.7M
INDUSTRIAL (GENERAL) Current
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
1956
Heating
YES
Cooling
Yes
Lot
7.6 ac
Current owner
From public records · entity-resolved
Pro Partners Four
Entity
Mailing address
251 BOOT RD, DOWNINGTOWN, PA 19335-3402
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2020
—
Four Pro Partners LP
—
Deed
related
$3,000,000 · Wilmington Savings Fund Society Fsb
Aug 22, 2017
—
Four Pro Partners LP
—
Deed
related
$2,500,000 · Pnc Bank NA
Jan 12, 2007
—
Pro Partners Four
—
Deed Of Trust
related
$1,045,051 · Pnc Bank
Jan 3, 2007
$975,000
Pro Partners Four
Chester Cnty Indl Dev Autho
Grant Deed
$1,045,051 · Pnc Bank
—
—
Pro Partners Four
—
Deed Of Trust
related
$1,045,051 · Pnc Bank
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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