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Property profile & analytics
OFF-MARKET
Estimated value
$10,445,000
Flex space
475 Creamery Way, Exton, PA 19341-2546
Entity Owned
5-yr Hold
Free & Clear
Property ID
US73-0043848
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1989
Total area
76,631 SF
Lot
16.73 ac (728,585 SF)
Zoning code
I1
APN
4105 00970400
UPID
US73-0043848
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
-
Ge Energy Manufacturing Inc Corporate Office
-
SABIC Engineer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.94M
CAP Approach
CAP
$8.66M
Comparable Approach
Comparable
$11.43M
Blend (final)
Blend
$10.45M
Owner & transaction history
Vai Real Estate II LLC · 5 yrs held
Vai Real Estate II LLC
since 2020
Last sale
$8.8M
5 recorded transactions
Zoning & alternative use
I1 · Exton, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.6M
+70.3%
Auto repair, garage
$16.4M
+68.2%
Office building
$14.8M
+51.8%
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
$13,040,000
ML approach
$11,940,000
CAP Approach
CAP Return
Estimation
6%
$9,375,000
6.5%
$8,655,000
7%
$8,035,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,735,000
Current use
RESTAURANT
$16,580,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$16,370,000
Change: +68% · Conversion: Easy
OFFICE BUILDING
$14,780,000
Change: +52% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,545,000
Change: +49% · Conversion: Difficult
WAREHOUSE, STORAGE
$10,245,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$10.45M
Range $9.40M – $11.49M · ±10% · vs last sale $8.80M (Oct 7 2020)
Last sale anchor
$8.80M
Oct 7 2020
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
$136 / 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
$97,325
Tax year 2024
Assessed value
$3,357,500
Assessed 2024
Previous assessed
$2,415,700
+39.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$828,490
Assessed improvement
$2,529,010
Land market value
$828,490
Improvement market value
$2,770,490
Total market value
$3,598,980
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1989
Heating
FORCED AIR
Cooling
CENTRAL
Total area
76,631 SF
Lot
16.73 ac (728,585 SF)
Zoning code
I1
APN
4105 00970400
UPID
US73-0043848
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
INDUSTRIAL (GENERAL) Current
Est. value
$9.7M
RESTAURANT
Est. value
$16.6M
AUTO REPAIR, GARAGE
Est. value
$16.4M
OFFICE BUILDING
Est. value
$14.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.5M
WAREHOUSE, STORAGE
Est. value
$10.2M
INDUSTRIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
Lot
16.73 ac
Current owner
From public records · entity-resolved
Vai Real Estate II LLC
Entity
Free & Clear · 5 yrs held
Mailing address
15 LEE BLVD, MALVERN, PA 19355-1234
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2021
—
Vai Real Estate II LLC
—
Deed
related
$6,000,000 · Truist Bank
Oct 7, 2020
$8,800,000
Vai Real Estate II LLC
475 Creamery Partners LLC Co
Grant Deed
—
Nov 20, 2018
$4,900,000
475 Creamery Partners LLC
Sabic Innovative Plastics Us LLC
Deed
$20,000 · Beneficial Bank
Jan 4, 2008
$7,632,210
Innovative Plastics Us L Sabic
General Electric
Grant Deed
—
Dec 20, 2007
$7,632,210
Innovative Plastics Us L Sabic
General Electric
Grant Deed
—
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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