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Property profile & analytics
OFF-MARKET
Estimated value
$3,170,000
Assisted living facilities
350 Pennsylvania Ave 204 Downingtown, PA 19335-2619
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-2643726
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1979
Total area
28,515 SF
Lot
2.5 ac (108,900 SF)
Zoning code
R4
APN
1104 01070200
UPID
US73-2643726
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
-
St James Place Apartments Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.17M
Owner & transaction history
St James Apartments Investors LLC · 3 yrs held
St James Apartments Investors LLC
since 2022
Last sale
$3.0M
3 recorded transactions
Zoning & alternative use
R4 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.8M
+175.1%
Restaurant
$2.7M
+162.2%
Auto repair, garage
$2.3M
+123.8%
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 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
$3,375,000
ML approach
$3,310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,845,000
Change: +175% · Conversion: Difficult
RESTAURANT
$2,710,000
Change: +162% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,315,000
Change: +124% · Conversion: Difficult
OFFICE BUILDING
$2,080,000
Change: +101% · Conversion: Difficult
Blend value · Realmo final
$3.17M
Range $2.85M – $3.49M · ±10% · vs last sale $3.00M (Dec 21 2022)
Last sale anchor
$3.00M
Dec 21 2022
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
$111 / 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
$39,882
Tax year 2024
Assessed value
$955,050
Assessed 2024
Previous assessed
$955,050
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$120,750
Assessed improvement
$834,300
Land market value
$120,750
Improvement market value
$871,050
Total market value
$991,800
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1979
Heating
ELECTRIC
Cooling
WINDOW A/C
Buildings
38
Units
40
Total area
28,515 SF
Lot
2.5 ac (108,900 SF)
Zoning code
R4
APN
1104 01070200
UPID
US73-2643726
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R4 · Downingtown, PA
Zoning R4 · permitted uses
R4 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Downingtown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.8M
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.1M
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1979
Heating
ELECTRIC
Cooling
Yes
Buildings
38
Units
40
Lot
2.5 ac
Current owner
From public records · entity-resolved
St James Apartments Investors LLC
Entity
Mailing address
4 DENNY RD, WILMINGTON, DE 19809-3445
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Dec 9, 2024
—
St James Apartments Investors LLC
—
Deed
related
$1,597,612 · Pennsylvania Housing Finance Agency
Dec 21, 2022
$3,000,000
St James Apartments Investors LLC
St James Place Associates
Deed
$2,752,800 · Cinnaire Lending Corporation
—
—
St James Place Associates
—
Deed Of Trust
related
$1,300,000 · Community Lenders Community De
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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