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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Super regional malls
323 Gay St B-1B, West Chester, PA 19380-2755
Entity Owned
29-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-2857648
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1920
Total area
17,489 SF
Lot
1.6 ac (69,696 SF)
Zoning code
TC
APN
0105 03920000
UPID
US73-2857648
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
-
America's Pie Restaurant
-
Western Union Bank Credit Union
-
Benchmark Federal Credit Union Credit Union
-
Convert To Digital | Home Movies, Audio & Photos Video Duplication Service
-
Matemal Child Health Consrtm Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$740k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$499k
Blend (final)
Blend
$620k
Owner & transaction history
Spring Hill Realty INC
Spring Hill Realty INC
3 recorded transactions
Zoning & alternative use
TC · West Chester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$930,000
+78.9%
Apartment house (5+ units)
$795,000
+52.7%
Industrial (general)
$590,000
+13.3%
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 West Chester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Chester 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
$740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$520,000
Current use
WAREHOUSE, STORAGE
$930,000
Change: +79% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$795,000
Change: +53% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$590,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$35 / 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
$59,102
Tax year 2024
Assessed value
$1,684,900
Assessed 2024
Previous assessed
$1,684,900
+0.0% YoY
Effective rate
3.51%
On assessed value
Assessed land
$338,710
Assessed improvement
$1,346,190
Land market value
$338,710
Improvement market value
$1,384,520
Total market value
$1,723,230
Applied tax rate
1.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1920
Heating
HEAT PUMP
Cooling
CENTRAL
Buildings
24
Total area
17,489 SF
Lot
1.6 ac (69,696 SF)
Zoning code
TC
APN
0105 03920000
UPID
US73-2857648
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
TC · West Chester, PA
Zoning TC · permitted uses
TC · West Chester, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Chester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$520,000
WAREHOUSE, STORAGE
Est. value
$930,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$795,000
INDUSTRIAL (GENERAL)
Est. value
$590,000
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1920
Heating
HEAT PUMP
Cooling
Yes
Buildings
24
Lot
1.6 ac
Current owner
From public records · entity-resolved
Spring Hill Realty INC
Entity
Mailing address
528 MAIN ST STE #200, HARLEYSVILLE, PA 19438-2266
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Spring Hill Realty INC
—
Deed Of Trust
related
$1,155,000 · Sun Life Assurance Co
—
—
Spring Hill Realty INC
—
Deed Of Trust
related
$1,920,000 · Sun Life Assurance Co
—
—
Spring Hill Realty INC
—
Deed Of Trust
related
$3,975,000 · Peoples Sec Bk&tr
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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