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Property profile & analytics
OFF-MARKET
Estimated value
$3,205,000
Office buildings
30 Vly Rd Paoli, PA 19301-1450
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US73-0486802
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Total area
24,018 SF
Lot
1.2 ac (52,272 SF)
Zoning code
C1
APN
4309L02580100
UPID
US73-0486802
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
-
Sugartown Counseling Physician Medical Clinic
-
Pinnacle Psychological Services, LLC Physician Medical Clinic
-
Jennifer Badgley, PHD - Main Line Neuropsychology, PLLC Physician Medical Clinic
-
Rittenhouse Psychiatric Associates Physician
-
Fusion Healthcare Solutions Medical Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.67M
Blend (final)
Blend
$3.21M
Owner & transaction history
Blacktusk LP · 11 yrs held
Blacktusk LP
since 2014
4 recorded transactions
Zoning & alternative use
C1 · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.2M
+6.8%
Auto repair, garage
$5.1M
+5.4%
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 Paoli submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paoli 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
OFFICE BUILDING
$4,865,000
Current use
RESTAURANT
$5,195,000
Change: +7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,130,000
Change: +5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,560,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$3.21M
Range $2.88M – $3.53M · ±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
$133 / 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
$44,144
Tax year 2024
Assessed value
$1,253,250
Assessed 2024
Previous assessed
$1,253,250
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$105,150
Assessed improvement
$1,148,100
Land market value
$105,150
Improvement market value
$1,162,100
Total market value
$1,267,250
Applied tax rate
43.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1973
Heating
FORCED AIR
Cooling
CENTRAL
Total area
24,018 SF
Lot
1.2 ac (52,272 SF)
Zoning code
C1
APN
4309L02580100
UPID
US73-0486802
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Paoli, PA
Zoning C1 · permitted uses
C1 · Paoli, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paoli. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.9M
RESTAURANT
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.6M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1973
Heating
FORCED AIR
Cooling
Yes
Lot
1.2 ac
Current owner
From public records · entity-resolved
Blacktusk LP
Entity
Mailing address
237 W LANCASTER AVE, DEVON, PA 19333-1592
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2014
$1,555,500
Blacktusk LP
Paoli South Valley Road LP
Grant Deed
—
Sep 7, 2001
—
Paoli South Valley Road LP
—
Deed Of Trust
related
$2,070,000 · Progress Bank
Dec 17, 1999
$1,425,000
Paoli South Valley Road LP
Central & Western Chester Coun
Grant Deed
$1,900,000 · First Union National Bank
—
—
Paoli South Valley Road
—
Deed Of Trust
related
$2,000,000 · First Financial Bank NA
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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