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Property profile & analytics
OFF-MARKET
Office buildings
38 Lancaster Ave Downingtown, PA 19335-2825
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-1712757
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Total area
1,027 SF
Lot
0.23 ac (9,900 SF)
Zoning code
C1
APN
1108 00390000
UPID
US73-1712757
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
-
Precision Eye Care Physician
-
Jessica Yannelli Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
36 Lancaster LLC · 3 yrs held
36 Lancaster LLC
since 2023
Last sale
$245,000
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,253
Tax year 2024
Assessed value
$77,900
Assessed 2024
Previous assessed
$77,900
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$43,780
Assessed improvement
$34,120
Land market value
$43,780
Improvement market value
$39,370
Total market value
$83,150
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1900
Heating
FORCED AIR
Cooling
CENTRAL
Total area
1,027 SF
Lot
0.23 ac (9,900 SF)
Zoning code
C1
APN
1108 00390000
UPID
US73-1712757
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Downingtown, PA
Zoning C1 · permitted uses
C1 · 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.
Building & site characteristics
From public records
Year built
1900
Heating
FORCED AIR
Cooling
Yes
Lot
0.23 ac
Current owner
From public records · entity-resolved
36 Lancaster LLC
Entity
Mailing address
80 N HANOVER ST, POTTSTOWN, PA 19464-5432
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2024
—
36 Lancaster LLC
—
Deed
related
$2,500,000 · Kenneth R Zimmerman
Feb 27, 2023
$245,000
36 Lancaster LLC
First Light Investment Group LLC
Deed
$183,750 · Phoenixville Federal Bank & Trust
Dec 9, 2022
$1,050,000
36 Lancaster LLC
Toni V Kilkeary
Deed
$979,500 · Phoenixville Federal Bank & Trust
Oct 14, 2019
—
Toni Y Kilkeary
Anthony J Ricci
Quitclaim Deed
related
—
May 22, 2014
$149,500
First Light Inv Group LLC
Downingtown-regional Chamber/c
Grant Deed
—
—
—
Downingtown Area Chamber Of Co
—
Deed Of Trust
related
$65,000 · 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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