Entity Owned Property summary
AI-generated overview
This exceptional free-standing office building, situated at 346 N Pottstown Pike in Exton, Pennsylvania, presents a unique investment opportunity. Spanning 2,256 square feet on a 1.9-acre lot, this property boasts significant recent interior and exterior improvements. The building benefits from a highly visible location on Route 100, ensuring excellent exposure for any business. The ample parking lot comfortably accommodates 16 or more vehicles. The interior layout includes a newly renovated 510-square-foot executive two-story office area, providing a sophisticated and functional workspace. The property is zoned for town center mixed-use, offering flexibility for a variety of commercial uses. The building's current owner is relocating, making this a turnkey opportunity for a business seeking a well-maintained, highly visible space in a desirable Exton location. The property is available for immediate sale. A 24-hour notice is required for all showings.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1973
Total area
2,256 SF
Lot
1.9 ac (82,764 SF)
Zoning code
TCM
APN
4102 00410000
UPID
US73-0351777
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
General Contractor
-
Landscaping
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$730k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$359k
Blend (final)
Blend
$730k
Owner & transaction history
since 2021
Last sale
$550,000
5 recorded transactions
Zoning & alternative use
TCM · Exton, PA
Top alternative use upside
Commercial (general)
$515,000
+5.5%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$730k
Value range
$657k – $803k
±10% around blend
Estimated value / SF
$324 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
90
$657k
blend $730k
$803k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,256 SF
Lot area
1.9 ac
Year built
1973
Stories
1
APN
4102 00410000
Zoning
TCM
Assessed value
$203,950
Annual tax
$5,912
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$763k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.7 mi away · 1,584 SF
8.5 mi away · 1,582 SF
8.9 mi away · 1,838 SF
16.4 mi away · 2,520 SF
17.2 mi away · 2,624 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$730k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 269 sales
$216
+50%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $324/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
+5%
vs current-use indication
Restaurant · current use
Auto Repair, Garage
Office Building
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
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$550k
Move the market yield to see immediate price impact.
Value / SF
$244
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
5.00%7.00%9.00%
$35k
$693k
$495k
$385k
$39k
$770k
$550k
$428k
$42k
$847k
$605k
$471k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$550k
2.7 mi · Nov 2025 · $324/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$5,912
Tax year 2024
Assessed value
$203,950
Assessed 2024
Previous assessed
$203,950
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$97,400
Assessed improvement
$106,550
Land market value
$97,400
Improvement market value
$106,550
Total market value
$203,950
Applied tax rate
41.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1973
Heating
HOT WATER
Cooling
CENTRAL
Stories
1
Units
1
Rooms
2
Bathrooms
1
Total area
2,256 SF
Lot
1.9 ac (82,764 SF)
Zoning code
TCM
APN
4102 00410000
UPID
US73-0351777
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
TCM · Exton, PAZoning TCM · permitted uses
TCM · 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
1973
Heating
HOT WATER
Cooling
Yes
Stories
1
Units
1
Rooms
2
Bathrooms
1
Lot
1.9 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
TCM
Jurisdiction
Exton, PA
Recorded code
TCM
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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