31 Dowlin Frg Rd Exton, PA 19341
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$705k
Range $635k – $776k (±10%)
Implied cap rate
6.50%
In-place · NOI ÷ last sale
Property ID
US73-6008312
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2005
Total area
2,730 SF
Lot
0.06 ac (2,730 SF)
Zoning code
RA
APN
3304G03660400
UPID
US73-6008312
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
$705k
Comparable Approach
Comparable
$694k
Blend (final)
Blend
$705k
Owner & transaction history
since 2022
Last sale
$625,001
3 recorded transactions
Zoning & alternative use
RA · Exton, PA
Top alternative use upside
Commercial (general)
$625,000
+18.3%
Auto repair, garage
$585,000
+10.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$705k
Value range
$635k – $776k
±10% around blend
Estimated value / SF
$258 / SF
Confidence
High
10 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
$635k
blend $705k
$776k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,730 SF
Lot area
0.06 ac
Year built
2005
APN
3304G03660400
Assessed value
$232,370
Annual tax
$7,954
3
Income approach: direct capitalization
Partial preview
Income approach indication
$705k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$765k
@ 6.5% CAP return
$705k
@ 7% CAP return
$655k
4
Sales comparison
Partial preview
Sales approach indication
$638k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.3 mi away · 2,325 SF
3.9 mi away · 3,060 SF
4.4 mi away · 1,920 SF
5.6 mi away · 2,127 SF
6.2 mi away · 2,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$705k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$193
+34%
Submarket 52 sales
$193
+34%
County 465 sales
$186
+39%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $258/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+18%
vs current-use indication
Auto Repair, Garage
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
6.50%
Implied, in-place cap rate for this office spaces
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.50%
9.0%
NOI (est.)
$44k *
Last sale · Jun 2022
$625k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$673k
Move the market yield to see immediate price impact.
Value / SF
$247
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.00%6.50%7.00%
$39k
$656k
$606k
$563k
$44k
$729k
$673k
$625k
$48k
$802k
$740k
$687k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$250k
1.9 mi · Feb 2026 · $125/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,954
Tax year 2024
Assessed value
$232,370
Assessed 2024
Previous assessed
$232,370
+0.0% YoY
Effective rate
3.42%
On assessed value
Assessed land
$36,040
Assessed improvement
$196,330
Land market value
$36,040
Improvement market value
$196,330
Total market value
$232,370
Applied tax rate
33.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2005
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Total area
2,730 SF
Lot
0.06 ac (2,730 SF)
Zoning code
RA
APN
3304G03660400
UPID
US73-6008312
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
RA · Exton, PAZoning RA · permitted uses
RA · Exton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Lot
0.06 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RA
Jurisdiction
Exton, PA
Recorded code
RA
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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