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Property profile & analytics
OFF-MARKET
Estimated value
$6,400,000
Turn key restaurants
349 Lincoln Hwy Exton, PA 19341-2735
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-2500391
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1957
Total area
936 SF
Lot
0.29 ac (12,645 SF)
Zoning code
TCM
APN
4105C01250000
UPID
US73-2500391
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
-
Insomnia Cookies (Bike/Boat/Book/etc) Store Bakery
-
Kiki Salon Cheteau Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.40M
Owner & transaction history
Grss Capital LLC · 2 yrs held
Grss Capital LLC
since 2024
Last sale
$6.4M
2 recorded transactions
Zoning & alternative use
TCM · Exton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$6,400,000
ML approach
$6,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.40M
Range $5.76M – $7.04M · ±10% · vs last sale $6.40M (Jul 10 2024)
Last sale anchor
$6.40M
Jul 10 2024
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
$6,838 / 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
$3,421
Tax year 2024
Assessed value
$118,000
Assessed 2024
Previous assessed
$118,000
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$113,230
Assessed improvement
$4,770
Land market value
$113,230
Improvement market value
$8,270
Total market value
$121,500
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
1957
Heating
ELECTRIC
Cooling
NONE
Total area
936 SF
Lot
0.29 ac (12,645 SF)
Zoning code
TCM
APN
4105C01250000
UPID
US73-2500391
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.
Building & site characteristics
From public records
Year built
1957
Heating
ELECTRIC
Cooling
Yes
Lot
0.29 ac
Current owner
From public records · entity-resolved
Grss Capital LLC
Entity
Mailing address
511 OLD LANCASTER RD STE #8, BERWYN, PA 19312-1671
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jul 10, 2024
$6,400,000
Grss Capital LLC
Leslie W Eadeh
Deed
—
—
—
Eadeh Family
—
Deed Of Trust
related
$290,000 · Willow Grove Bank
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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