470 John Young Way Exton, PA 19341
Office buildings
Google Maps
Entity Owned
5-yr Hold
~
Est. High Equity
For Lease
1 / 2
$6,125,000
470 John Young Way, Exton, PA 19341
View Listing →
Estimated value (blended)
$6.13M
Range $5.51M – $6.74M (±10%)
Implied cap rate
4.20%
In-place · NOI ÷ last sale
Property ID
US73-5451929
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Total area
15,275 SF
Lot
2.7 ac (117,786 SF)
Zoning code
R3
APN
4104 02660000
UPID
US73-5451929
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 Medical Clinic
-
Medical Clinic
-
Medical Clinic
-
Physician
-
Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.34M
CAP Approach
CAP
$3.94M
Comparable Approach
Comparable
$3.90M
Blend (final)
Blend
$6.13M
Owner & transaction history
since 2021
Last sale
$5.9M
7 recorded transactions
Zoning & alternative use
R3 · Exton, PA
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 13 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.13M
Value range
$5.51M – $6.74M
±10% around blend
Estimated value / SF
$401 / SF
Confidence
High
13 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
$5.51M
blend $6.13M
$6.74M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
15,275 SF
Lot area
2.7 ac
Year built
2001
APN
4104 02660000
Assessed value
$1,870,250
Annual tax
$54,214
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.94M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.27M
@ 6.5% CAP return
$3.94M
@ 7% CAP return
$3.66M
4
Sales comparison
Partial preview
Sales approach indication
$2.00M
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.3 mi away · 19,550 SF
4.8 mi away · 13,290 SF
6.8 mi away · 19,329 SF
12.3 mi away · 10,887 SF
14.5 mi away · 17,681 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.13M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$193
+108%
Submarket 52 sales
$193
+108%
County 465 sales
$186
+116%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $401/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 13 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
4.20%
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 · 4.20%
9.0%
NOI (est.)
$415k *
Last sale · Jul 2021
$5.93M
* 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$9.89M
Move the market yield to see immediate price impact.
Value / SF
$647
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
3.70%4.20%4.70%
$374k
$10.10M
$8.90M
$7.95M
$415k
$11.22M
$9.89M
$8.83M
$457k
$12.34M
$10.88M
$9.72M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$2.15M
2.6 mi · Dec 2025 · $150/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$54,214
Tax year 2024
Assessed value
$1,870,250
Assessed 2024
Previous assessed
$1,870,250
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$324,480
Assessed improvement
$1,545,770
Land market value
$324,480
Improvement market value
$1,617,070
Total market value
$1,941,550
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
2001
Heating
FORCED AIR
Cooling
CENTRAL
Total area
15,275 SF
Lot
2.7 ac (117,786 SF)
Zoning code
R3
APN
4104 02660000
UPID
US73-5451929
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R3 · Exton, PAZoning R3 · permitted uses
R3 · Exton, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2001
Heating
FORCED AIR
Cooling
Yes
Lot
2.7 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R3
Jurisdiction
Exton, PA
Recorded code
R3
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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