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Property profile & analytics
OFF-MARKET
Estimated value
$8,790,000
Turn key restaurants
450 Swedesford Rd Berwyn, PA 19312-1164
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US73-0118552
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1996
Total area
56,553 SF
Lot
13.48 ac (587,189 SF)
Zoning code
C2
APN
4305 00530000
UPID
US73-0118552
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.98M
Blend (final)
Blend
$8.79M
Owner & transaction history
Echo Swedesford Associates LP · 13 yrs held
Echo Swedesford Associates LP
since 2013
7 recorded transactions
Zoning & alternative use
C2 · Berwyn, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.9M
+5.5%
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 Berwyn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Berwyn 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
RESTAURANT
$12,235,000
Current use
COMMERCIAL (GENERAL)
$12,905,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$12,085,000
Change: -1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$10,735,000
Change: -12% · Conversion: Difficult
OFFICE BUILDING
$10,515,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$8.79M
Range $7.91M – $9.67M · ±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
$155 / 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
$182,399
Tax year 2024
Assessed value
$5,178,330
Assessed 2024
Previous assessed
$5,178,330
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$2,867,770
Assessed improvement
$2,310,560
Land market value
$2,867,770
Improvement market value
$2,651,120
Total market value
$5,518,890
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1996
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
20
Total area
56,553 SF
Lot
13.48 ac (587,189 SF)
Zoning code
C2
APN
4305 00530000
UPID
US73-0118552
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Berwyn, PA
Zoning C2 · permitted uses
C2 · Berwyn, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Berwyn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$12.2M
COMMERCIAL (GENERAL)
Est. value
$12.9M
AUTO REPAIR, GARAGE
Est. value
$12.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.7M
OFFICE BUILDING
Est. value
$10.5M
RESTAURANT Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1996
Heating
FORCED AIR
Cooling
Yes
Buildings
20
Lot
13.48 ac
Current owner
From public records · entity-resolved
Echo Swedesford Associates LP
Entity
Mailing address
560 EPSILON DR, PITTSBURGH, PA 15238-2815
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2014
—
A & P Real Property LLC
—
Loan Modification
related
$270,000,000 · Wells Fargo Bk
Apr 2, 2013
$23,100,000
Echo Swedesford Associates LP
400 West Swedesford Road Holdi
Grant Deed
$20,000,000 · H & R Reit (us) Holdings INC
Nov 3, 2010
—
West Swedesford Road Hold 400
Swedesford Shopping Center
Quit Claim Deed
related
—
Jun 18, 2007
$40,500,000
Swedesford Shopping Center Acquisit
Swedesford Plaza Associates LP
Special Warranty Deed
$35,100,000 · Jpmorgan Chase Bank NA
Mar 3, 2003
—
Swedesford Plaza Assoc LP
—
Deed Of Trust
related
$21,500,000 · Cibc INC
—
—
A & P Real Property LLC
—
Deed Of Trust
related
$540,000,000 · Jp Morgan Chase Bk
—
—
A & P Real Property LLC
—
Deed Of Trust
related
$750,000,000 · Jp Morgan Chase Bk
—
—
A & P Real Property LLC
—
Deed Of Trust
related
$1,100,000,000 · Us Bank NA
—
—
A & P Real Property LLC
—
Deed Of Trust
related
$890,000,000 · Us Bank NA
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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