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Property profile & analytics
OFF-MARKET
Estimated value
$5,795,000
Office buildings
467 Creamery Way Exton, PA 19341-2508
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US73-0391730
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Total area
41,958 SF
Lot
4.1 ac (178,596 SF)
Zoning code
I1
APN
4104 00311400
UPID
US73-0391730
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
-
COAD Family Counselor Mental Health Service
-
Holcomb Behavioral Health Systems Crisis Center Medical Clinic
-
Dr. Frances Koblenzer, MD Physician
-
Bethany Dudash Physician Medical Clinic
-
Holcomb Associates, Inc Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.88M
Blend (final)
Blend
$5.80M
Owner & transaction history
467 Creamery Way Assocs LLC · 9 yrs held
467 Creamery Way Assocs LLC
since 2016
3 recorded transactions
Zoning & alternative use
I1 · Exton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.6M
+18.3%
Restaurant
$9.1M
+12.2%
Auto repair, garage
$9.0M
+10.8%
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
OFFICE BUILDING
$8,095,000
Current use
COMMERCIAL (GENERAL)
$9,575,000
Change: +18% · Conversion: Easy
RESTAURANT
$9,075,000
Change: +12% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,965,000
Change: +11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,965,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$5.80M
Range $5.22M – $6.37M · ±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
$138 / 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
$76,431
Tax year 2024
Assessed value
$2,636,700
Assessed 2024
Previous assessed
$2,636,700
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$393,000
Assessed improvement
$2,243,700
Land market value
$393,000
Improvement market value
$2,326,190
Total market value
$2,719,190
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1989
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Total area
41,958 SF
Lot
4.1 ac (178,596 SF)
Zoning code
I1
APN
4104 00311400
UPID
US73-0391730
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
OFFICE BUILDING Current
Est. value
$8.1M
COMMERCIAL (GENERAL)
Est. value
$9.6M
RESTAURANT
Est. value
$9.1M
AUTO REPAIR, GARAGE
Est. value
$9.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.0M
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
1989
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Lot
4.1 ac
Current owner
From public records · entity-resolved
467 Creamery Way Assocs LLC
Entity
Mailing address
677 EXTON CMNS, EXTON, PA 19341-2446
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2016
$6,090,000
467 Creamery Way Assocs LLC
Mim-hayden Oaklands LP
Grant Deed
$4,567,500 · Phoenixville Fed'l Bk&tr
Jul 19, 2012
$4,624,493
Mim-hayden Oaklands LP
Brandywine Grande B LP
Grant Deed
—
Apr 13, 2001
—
Brandywine Grande B LP
Prentiss Properties Acquisitio
Grant Deed
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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