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460 Creamery Way, Exton, PA 19341
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Property summary
AI-generated overview
This exceptional medical office building, located at 460 Creamery Way in Exton, Pennsylvania, offers a rare opportunity to lease prime space within the desirable Oaklands Corporate Park. Built in 1991, the building boasts a total of 43,040 square feet and features two suites currently available. The minimum divisible space is 4,149 square feet, with a maximum contiguous space of 4,035 square feet. A total of 8,184 square feet is currently vacant and ready for immediate occupancy. The property is situated on a substantial 7,705,241,280 square foot lot, providing ample space and a park-like setting. The building is conveniently located in Chester County, Pennsylvania, with the zip code 19341. Ample on-site parking is available for tenants and their clients. This property is ideal for medical practices seeking modern, well-maintained office space in a highly sought-after location. The building's classification as a medical office ensures it meets the specific needs and requirements of healthcare professionals. The available space presents a unique opportunity for expansion or relocation for medical practices of various sizes. The property's location within Oaklands Corporate Park offers easy access to major roadways and amenities, making it a convenient and attractive location for both employees and clients.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1991
Total area
43,040 SF
Lot
4 ac (174,153 SF)
Zoning code
I1
APN
4104 00311700
UPID
US73-5927458
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
-
Physician
-
Alternative Medicine Practice
-
Physician
-
Physician
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.08M
Blend (final)
Blend
$6.94M
Owner & transaction history
since 2006
3 recorded transactions
Zoning & alternative use
I1 · Exton, PA
Top alternative use upside
Commercial (general)
$9.8M
+18.3%
Restaurant
$9.3M
+12.2%
Auto repair, garage
$9.2M
+10.8%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$6.94M
Value range
$6.24M – $7.63M
±10% around blend
Estimated value / SF
$161 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
40
Income certainty
100
$6.24M
blend $6.94M
$7.63M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
43,040 SF
Lot area
4 ac
Year built
1991
APN
4104 00311700
Zoning
I1
Assessed value
$3,626,000
Annual tax
$105,108
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$105,108
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.04M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
17.1 mi away · 42,500 SF
17.3 mi away · 35,210 SF
22.7 mi away · 41,940 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.94M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$193
-16%
Submarket 52 sales
$193
-16%
County 465 sales
$186
-13%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $161/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+18%
vs current-use indication
Restaurant
Auto Repair, Garage
Office Building · current use
Apartment House (5+ Units)
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
Modeled
Market rent
Market benchmark
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: income and sales evidence cover the value conclusion.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$9.53M
Move the market yield to see immediate price impact.
Value / SF
$221
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
5.00%7.00%9.00%
$600k
$12.01M
$8.58M
$6.67M
$667k
$13.34M
$9.53M
$7.41M
$734k
$14.68M
$10.48M
$8.15M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$2.00M
3.4 mi · Oct 2025 · $63/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$105,108
Tax year 2024
Assessed value
$3,626,000
Assessed 2024
Previous assessed
$3,626,000
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$419,880
Assessed improvement
$3,206,120
Land market value
$419,880
Improvement market value
$3,303,440
Total market value
$3,723,320
Applied tax rate
41.0000
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
For Lease
Year built
1991
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
43,040 SF
Lot
4 ac (174,153 SF)
Zoning code
I1
APN
4104 00311700
UPID
US73-5927458
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I1 · Exton, PAZoning I1 · permitted uses
I1 · Exton, 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
1991
Heating
HEAT PUMP
Cooling
Yes
Lot
4 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
I1
Jurisdiction
Exton, PA
Recorded code
I1
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.
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