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Property profile & analytics
OFF-MARKET
Estimated value
$5,535,000
Office buildings
42 Lancaster Ave Paoli, PA 19301-1455
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-0963582
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
26,588 SF
Lot
0.63 ac (27,366 SF)
Zoning code
SPDD
APN
4309M01760000
UPID
US73-0963582
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
-
Fanelli Harley Harper & Associates Insurance Agency
-
Malvern Federal Savings Bank Bank Loan Service
-
Tsb Realty Real Estate Agency
-
PA State Representative Melissa Shusterman Government Office
-
Paoli Y2 Academy Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.01M
CAP Approach
CAP
$6.86M
Comparable Approach
Comparable
$5.78M
Blend (final)
Blend
$5.54M
Owner & transaction history
Dmd Asc LLC · 1 yrs held
Dmd Asc LLC
since 2025
Last sale
$4.4M
1 recorded transaction
Zoning & alternative use
SPDD · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.1M
+12.6%
Restaurant
$5.8M
+6.8%
Auto repair, garage
$5.7M
+5.4%
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
$5,800,000
ML approach
$6,010,000
CAP Approach
CAP Return
Estimation
6%
$7,430,000
6.5%
$6,860,000
7%
$6,370,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,385,000
Current use
COMMERCIAL (GENERAL)
$6,065,000
Change: +13% · Conversion: Easy
RESTAURANT
$5,750,000
Change: +7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,680,000
Change: +5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,045,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$5.54M
Range $4.98M – $6.09M · ±10% · vs last sale $4.38M (Jun 3 2025)
Last sale anchor
$4.38M
Jun 3 2025
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
$208 / 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
$69,557
Tax year 2024
Assessed value
$1,974,720
Assessed 2024
Previous assessed
$1,974,720
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$205,510
Assessed improvement
$1,769,210
Land market value
$205,510
Improvement market value
$1,785,380
Total market value
$1,990,890
Applied tax rate
43.0000
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
2004
Heating
FORCED AIR
Cooling
CENTRAL
Total area
26,588 SF
Lot
0.63 ac (27,366 SF)
Zoning code
SPDD
APN
4309M01760000
UPID
US73-0963582
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
SPDD · Paoli, PA
Zoning SPDD · permitted uses
SPDD · 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
OFFICE BUILDING Current
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$6.1M
RESTAURANT
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$5.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2004
Heating
FORCED AIR
Cooling
Yes
Lot
0.63 ac
Current owner
From public records · entity-resolved
Dmd Asc LLC
Entity
Mailing address
42 E LANCASTER AVE, PAOLI, PA 19301-1455
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Jun 3, 2025
$4,375,000
Dmd Asc LLC
First Bank
Deed
$4,665,000 · First Resource 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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