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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Turn key restaurants
3623 Kings Hwy Downingtown, PA 19335-1950
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-1248665
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1963
Total area
11,136 SF
Lot
1.1 ac (47,916 SF)
Zoning code
R2
APN
3901 00900000
UPID
US73-1248665
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$859k
Blend (final)
Blend
$895k
Owner & transaction history
Ross Properties LLC · 3 yrs held
Ross Properties LLC
since 2023
Last sale
$825,000
5 recorded transactions
Zoning & alternative use
R2 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.5M
+13.1%
Industrial (general)
$1.4M
+7.5%
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
$960,000
ML approach
$1,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,315,000
Current use
WAREHOUSE, STORAGE
$1,490,000
Change: +13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,415,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$895k
Range $806k – $985k · ±10% · vs last sale $825k (Apr 4 2023)
Last sale anchor
$825k
Apr 4 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
$80 / 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
$9,384
Tax year 2024
Assessed value
$180,540
Assessed 2024
Previous assessed
$447,650
-59.7% YoY
Effective rate
5.20%
On assessed value
Assessed land
$45,090
Assessed improvement
$135,450
Land market value
$45,090
Improvement market value
$135,450
Total market value
$180,540
Applied tax rate
39.0000
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
1963
Heating
HOT WATER
Cooling
NONE
Buildings
3
Total area
11,136 SF
Lot
1.1 ac (47,916 SF)
Zoning code
R2
APN
3901 00900000
UPID
US73-1248665
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Downingtown, PAZoning R2 · permitted uses
R2 · 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
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
RESTAURANT Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1963
Heating
HOT WATER
Cooling
Yes
Buildings
3
Lot
1.1 ac
Current owner
From public records · entity-resolved
Ross Properties LLC
Entity
Mailing address
102 RDG RD, WEST CHESTER, PA 19382-7350
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2023
$825,000
Ross Properties LLC
Bruce E Snyder
Deed
$660,000 · Citadel FCU
Dec 20, 2022
—
Chester County Mulch & Stone LLC
—
Deed
related
$550,000 · Barnabas Foundation
Dec 6, 2021
$2,075,000
Lecol Pennsylvania Real Estate INC
Charlotte B Cooper
Special Warranty Deed
—
Jul 15, 2021
$259,158
Bruce E Snyder
Leon H Faddis
Deed
$275,000 · The National Bank Of Malvern
Mar 30, 2021
$325,000
Chester County Church & Stone LLC
V William Martiz
Deed
$295,000 · The Faddis Family Charitable Reminder Un
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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