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Property profile & analytics
OFF-MARKET
Estimated value
$2,560,000
Office buildings
326 Lancaster Ave Ardmore, PA 19003-1228
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-0328213
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1970
Total area
11,856 SF
Lot
0.33 ac (14,469 SF)
Zoning code
C2
APN
40-00-29944-00-4
UPID
US73-0328213
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
-
Richard N Shapiro Law Office Law Firm
-
Zhen Farm Food Processing Plant
-
Darlene M. Digorio-Hevner, LCSW Doctor Social Worker
-
HMS Associates Real Estate Agency
-
CoVal Systems Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.77M
CAP Approach
CAP
$3.06M
Comparable Approach
Comparable
$2.15M
Blend (final)
Blend
$2.56M
Owner & transaction history
Piazza Family Limted Parmership · 2 yrs held
Piazza Family Limted Parmership
since 2023
Last sale
$2.6M
3 recorded transactions
Zoning & alternative use
C2 · Ardmore, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.5M
+80.6%
Retail stores
$3.2M
+64.6%
Commercial (general)
$2.1M
+8.8%
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 Ardmore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ardmore 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
$2,770,000
ML approach
$2,770,000
CAP Approach
CAP Return
Estimation
6%
$3,315,000
6.5%
$3,060,000
7%
$2,840,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,940,000
Current use
AUTO REPAIR, GARAGE
$3,505,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$3,190,000
Change: +65% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,110,000
Change: +9% · Conversion: Easy
MEDICAL BUILDING
$1,870,000
Change: -4% · Conversion: Easy
RESTAURANT
$1,665,000
Change: -14% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,650,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.56M
Range $2.30M – $2.82M · ±10% · vs last sale $2.55M (Nov 3 2023)
Last sale anchor
$2.55M
Nov 3 2023
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
$216 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$37,232
Tax year 2023
Assessed value
$891,510
Assessed 2024
Previous assessed
$891,510
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$348,690
Assessed improvement
$542,820
Land market value
$348,690
Improvement market value
$542,820
Total market value
$891,510
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
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 (MULTI-STORY)
Status
Off-Market
Year built
1970
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
11,856 SF
Lot
0.33 ac (14,469 SF)
Zoning code
C2
APN
40-00-29944-00-4
UPID
US73-0328213
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Ardmore, PA
Zoning C2 · permitted uses
C2 · Ardmore, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ardmore. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$3.5M
RETAIL STORES
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.9M
RESTAURANT
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
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
1970
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
Piazza Family Limted Parmership
Individual
Mailing address
1100 1ST AVE STE #100, KING OF PRUSSIA, PA 19406-1327
Ownership since
2023
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
Nov 3, 2023
$2,550,000
Piazza Family Limted Parmership
Hms Ardmore Associates LP
Deed
$2,040,000 · Pnc Bank NA
Jan 26, 2000
$1,425,000
Hms Ardmore Associates LP
Pjk Realty
Grant Deed
$700,000 · Beneficial Mutual Savings
—
—
Pjk Realty
—
Deed Of Trust
related
$770,000 · Wilmington Trust Co
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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