Individually Owned Property summary
AI-generated overview
This exceptional commercial property, located at 45 W Lancaster Ave in Downingtown, Pennsylvania (zip code 19335), presents a unique investment opportunity. The 4,950 square foot building sits on a 0.48-acre lot and is zoned C-1, offering versatile usage potential. Currently configured as a retail space and warehouse, it features a clear floor plan ideal for various businesses. The property boasts 29 parking spaces, ensuring ample convenience for customers and employees. Inside, you'll find 14-foot ceilings, providing generous vertical space, along with two loading docks for efficient freight handling. Three bathrooms are conveniently located throughout the building. The property includes a functional HVAC system and three-phase electric service, catering to diverse operational needs. The occupancy date is October 30, 2024. This property is classified as Class B and is situated in Chester County. Its prime location and versatile design make it an attractive option for a wide range of commercial enterprises. The combination of retail and warehouse space, coupled with ample parking and convenient access, makes this a truly compelling investment prospect. Don't miss this chance to acquire a well-maintained and strategically located commercial property in a thriving Pennsylvania market.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1962
Total area
5,015 SF
Lot
0.48 ac (21,000 SF)
Zoning code
C1
APN
1107 03370000
UPID
US73-0024017
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Furniture & Home Goods
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$635k
Blend (final)
Blend
$1.00M
Owner & transaction history
since 2002
Last sale
$753,665
1 recorded transaction
Zoning & alternative use
C1 · Downingtown, PA
Top alternative use upside
Auto repair, garage
$1.1M
+14.9%
Apartment house (5+ units)
$950,000
+2.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 19 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.00M
Value range
$900k – $1.10M
±10% around blend
Estimated value / SF
$199 / SF
Confidence
High
19 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$900k
blend $1.00M
$1.10M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,015 SF
Lot area
0.48 ac
Year built
1962
APN
1107 03370000
Zoning
C1
Assessed value
$60,970
Annual tax
$2,546
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$721k
Weighted, 19 comps · high confidence
Evidence
19 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.9 mi away · 4,100 SF
11.7 mi away · 4,632 SF
12.6 mi away · 3,840 SF
14.1 mi away · 4,690 SF
14.2 mi away · 3,640 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.00M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 465 sales
$186
+7%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $199/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+15%
vs current-use indication
Apartment House (5+ Units)
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 19 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
8.40%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.40%
9.0%
NOI (est.)
$53k *
Last sale · Feb 2025
$754k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$628k
Move the market yield to see immediate price impact.
Value / SF
$125
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.90%8.40%8.90%
$47k
$601k
$565k
$533k
$53k
$668k
$628k
$593k
$58k
$735k
$691k
$652k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
19 found
High confidence · county-verified
Closest comparable
$615k
10.5 mi · Dec 2025 · $165/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$2,546
Tax year 2024
Assessed value
$60,970
Assessed 2024
Previous assessed
$60,970
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$19,190
Assessed improvement
$41,780
Land market value
$19,190
Improvement market value
$41,780
Total market value
$60,970
Applied tax rate
11.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1962
Heating
FORCED AIR
Cooling
CENTRAL
Total area
5,015 SF
Lot
0.48 ac (21,000 SF)
Zoning code
C1
APN
1107 03370000
UPID
US73-0024017
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Downingtown, PAZoning C1 · permitted uses
C1 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1962
Heating
FORCED AIR
Cooling
Yes
Lot
0.48 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1
Jurisdiction
Downingtown, PA
Recorded code
C1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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