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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Turn key restaurants
318 Lincoln Hwy Exton, PA 19341-2729
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US73-1396496
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1980
Total area
5,134 SF
Lot
1 ac (43,560 SF)
Zoning code
TCM
APN
4105 01720000
UPID
US73-1396496
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
-
Gentili's Pizza & Steaks Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$671k
Blend (final)
Blend
$800k
Owner & transaction history
Rng Realty LLC · 6 yrs held
Rng Realty LLC
since 2020
Last sale
$750,000
2 recorded transactions
Zoning & alternative use
TCM · Exton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+5.5%
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 Exton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Exton 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
RESTAURANT
$1,110,000
Current use
COMMERCIAL (GENERAL)
$1,170,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,095,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$990,000
Change: -11% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$975,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $750k (Feb 11 2020)
Last sale anchor
$750k
Feb 11 2020
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
$156 / 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
$11,060
Tax year 2024
Assessed value
$381,550
Assessed 2024
Previous assessed
$318,550
+19.8% YoY
Effective rate
2.90%
On assessed value
Assessed land
$200,850
Assessed improvement
$180,700
Land market value
$200,850
Improvement market value
$192,950
Total market value
$393,800
Applied tax rate
41.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1980
Heating
YES
Cooling
WINDOW A/C
Buildings
2
Total area
5,134 SF
Lot
1 ac (43,560 SF)
Zoning code
TCM
APN
4105 01720000
UPID
US73-1396496
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
TCM · Exton, PA
Zoning TCM · permitted uses
TCM · Exton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Exton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$990,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$975,000
RESTAURANT Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1980
Heating
YES
Cooling
Yes
Buildings
2
Lot
1 ac
Current owner
From public records · entity-resolved
Rng Realty LLC
Entity
Mailing address
81 MARGIL FARM DR, DOWNINGTOWN, PA 19335-1535
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2020
$750,000
Rng Realty LLC
Robert J Wesolowski
Deed
$600,000 · Coatesville Savings Bank
—
—
Robert J Wesolowski
—
Deed Of Trust
related
$50,000 · Commerce Bank Pennsylvania 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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