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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Turn key restaurants
35 Lancaster Ave Downingtown, PA 19335-2829
Individually Owned
28-yr Hold
Free & Clear
Property ID
US73-1546574
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1903
Total area
7,717 SF
Lot
0.84 ac (36,683 SF)
Zoning code
C1
APN
1107 03460000
UPID
US73-1546574
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
-
Creekside Antiques Home Decor Store (Bike/Boat/Book/etc) Store
-
Back In Time Watch Repair (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$420k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$683k
Blend (final)
Blend
$550k
Owner & transaction history
William J Hendricks · 28 yrs held
William J Hendricks
since 1998
6 recorded transactions
Zoning & alternative use
C1 · Downingtown, 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 Downingtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downingtown 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
$420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$910,000
Current use
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$71 / 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
$13,986
Tax year 2024
Assessed value
$334,910
Assessed 2024
Previous assessed
$334,910
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$102,700
Assessed improvement
$232,210
Land market value
$102,700
Improvement market value
$240,090
Total market value
$342,790
Applied tax rate
11.0000
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
1903
Heating
FORCED AIR
Cooling
WINDOW A/C
Buildings
2
Total area
7,717 SF
Lot
0.84 ac (36,683 SF)
Zoning code
C1
APN
1107 03460000
UPID
US73-1546574
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Downingtown, PAZoning C1 · permitted uses
C1 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$910,000
RESTAURANT Current
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
1903
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Lot
0.84 ac
Current owner
From public records · entity-resolved
William J Hendricks
Individual
Free & Clear · 28 yrs held
Mailing address
71 INDIAN RUN RD, GLENMOORE, PA 19343-1301
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 1998
$408,000
William J Hendricks
Algier,gilbert J
Grant Deed
—
—
—
William J Hendricks
—
Deed Of Trust
related
$400,000 · Bryn Mawr Trust Co
—
—
Richard Madonna
—
Deed Of Trust
related
$22,800 · Quicken Loans INC
—
—
William J Hendricks
—
Deed Of Trust
related
$240,000 · Malvern Fsb
—
—
William J Hendricks
—
Deed Of Trust
related
$100,000 · Malvern Fsb
—
—
William J Hendricks
—
Deed Of Trust
related
$100,000 · Malvern Fsb
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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