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Property profile & analytics
OFF-MARKET
Estimated value
$2,090,000
Flex space
37 Industrial Blvd Paoli, PA 19301-1600
Individually Owned
24-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-0115317
Property summary
AI-generated overview
This exceptional 5,000-square-foot flex space in Paoli, PA, offers a prime opportunity for businesses seeking a strategic location. Situated at 37 Industrial Blvd, Unit B-1, this single-tenant unit within a larger 24,000-square-foot building provides immediate occupancy options for up to 3,215 square feet, with full occupancy available March 1, 2025. Built in 1986 and extensively renovated in 2022, the property boasts a 16-foot ceiling height, perfect for various industrial and flex uses. The single-story building sits on 2.6 acres of land and includes 88 total parking spaces and one drive-in bay. Three-phase power is available. This location offers unparalleled convenience, with easy access to Routes 202, 29, and 30, placing your business within close proximity to the Vanguard Campus, Main Line Health - Paoli Campus, and Malvern's vibrant shopping and office parks. Landlords are seeking long-term tenants committed to a lease term of 3 to 5+ years. This is an exceptional opportunity to establish your business in a highly desirable and accessible location.
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1975
Total area
24,084 SF
Lot
2 ac (87,120 SF)
Zoning code
I
APN
5401 00020500
UPID
US73-0115317
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
-
Main Line Gym Gym & Fitness Center
-
DUCTZ of DelChester HVAC Service
-
Opus Inspection Pennsylvania Office Corporate Office
-
Form-A-Tread Company Industrial Manufacturer Production Facility
-
Keystone Digital Press Marketing & Advertising Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.09M
Owner & transaction history
Gilbert Pagnoni · 24 yrs held
Gilbert Pagnoni
since 2002
1 recorded transaction
Zoning & alternative use
I · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.2M
+5.2%
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 Paoli submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paoli 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,945,000
6.5%
$2,720,000
7%
$2,525,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,060,000
Current use
WAREHOUSE, STORAGE
$3,220,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$2.09M
Range $1.88M – $2.30M · ±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
$87 / 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
$26,685
Tax year 2024
Assessed value
$936,610
Assessed 2024
Previous assessed
$936,610
+0.0% YoY
Effective rate
2.85%
On assessed value
Assessed land
$240,450
Assessed improvement
$696,160
Land market value
$240,450
Improvement market value
$696,160
Total market value
$936,610
Applied tax rate
54.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1975
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
24,084 SF
Lot
2 ac (87,120 SF)
Zoning code
I
APN
5401 00020500
UPID
US73-0115317
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I · Paoli, PA
Zoning I · permitted uses
I · Paoli, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paoli. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$3.2M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1975
Heating
HEAT PUMP
Cooling
Yes
Lot
2 ac
Current owner
From public records · entity-resolved
Gilbert Pagnoni
Individual
Mailing address
567 FRANKLIN WAY, WEST CHESTER, PA 19380-5713
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2002
$1,700,000
Gilbert Pagnoni
Smith,margaret M
Grant Deed
$1,000,000 · Downingtown National 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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