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Property profile & analytics
OFF-MARKET
Estimated value
$7,875,000
Warehouses
442 Creamery Way, Exton, PA 19341-2500
Entity Owned
Free & Clear
Property ID
US73-2089342
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Total area
102,736 SF
Lot
14.4 ac (627,264 SF)
Zoning code
I1
APN
4104 00310200
UPID
US73-2089342
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
-
FedEx Ground Trucking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.88M
Owner & transaction history
442 Creamery LLC
442 Creamery LLC
since 2026
7 recorded transactions
Zoning & alternative use
I1 · Exton, 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 Exton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Exton 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$13,055,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$7.88M
Range $7.09M – $8.66M · ±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
$77 / 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
$106,385
Tax year 2024
Assessed value
$3,670,040
Assessed 2024
Previous assessed
$3,670,040
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$912,000
Assessed improvement
$2,758,040
Land market value
$912,000
Improvement market value
$2,861,640
Total market value
$3,773,640
Applied tax rate
41.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1990
Heating
FORCED AIR
Cooling
NONE
Total area
102,736 SF
Lot
14.4 ac (627,264 SF)
Zoning code
I1
APN
4104 00310200
UPID
US73-2089342
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I1 · Exton, PA
Zoning I1 · permitted uses
I1 · Exton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Exton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL)
Est. value
$13.1M
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
1990
Heating
FORCED AIR
Cooling
Yes
Lot
14.4 ac
Current owner
From public records · entity-resolved
442 Creamery LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1 BEACON ST STE #1700, BOSTON, MA 02108-3106
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2026
—
442 Creamery LLC
Breit Industrial Canyon Pa1w02 LLC
Special Warranty Deed
—
Mar 21, 2024
—
Breit Industrial Canyon Pa1w02 LLC
—
Deed
related
$170,000,000 · Goldman Sachs Bank USA
Mar 16, 2018
—
Breit Indl Canyon Pa1w02 LLC
—
Grant Deed
related
$1,100,000,000 · Miscellaneous Ins Co
Oct 24, 2017
—
Cabot IV-pa1w02 LLC
—
Grant Deed
related
$244,300,000 · Wells Fargo Bk
May 31, 2017
$9,225,000
Cabot IV-pa1w02 LLC
Western Exton Dc LLC
Grant Deed
—
Dec 12, 2011
—
Iit Exton Dc LLC
—
Deed Of Trust
related
$300,000,000 · J P Morgan Chase Bank
Dec 7, 2011
$7,425,000
Iit Exton Dc LLC
442 Creamery Way Associates LP
Grant Deed
—
—
—
Western Exton Dc LLC
—
Deed Of Trust
related
—
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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