491 John Young Way Exton, PA 19341-2567
Entity Owned
5-yr Hold
~
Est. High Equity
Estimated value (blended)
$10.04M
Range $9.03M – $11.04M (±10%)
Implied cap rate
5.20%
In-place · NOI ÷ last sale
Property ID
US73-2831691
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Total area
31,272 SF
Lot
2.4 ac (104,544 SF)
Zoning code
I1
APN
4104 00312900
UPID
US73-2831691
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
-
Physician Medical Clinic
-
Physician
-
Physician Medical Clinic
-
Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.52M
CAP Approach
CAP
$8.07M
Comparable Approach
Comparable
$7.99M
Blend (final)
Blend
$10.04M
Owner & transaction history
since 2021
Last sale
$9.7M
2 recorded transactions
Zoning & alternative use
I1 · Exton, PA
Top alternative use upside
Commercial (general)
$7.1M
+18.3%
Restaurant
$6.8M
+12.2%
Auto repair, garage
$6.7M
+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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$10.04M
Value range
$9.03M – $11.04M
±10% around blend
Estimated value / SF
$321 / SF
Confidence
High
10 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
$9.03M
blend $10.04M
$11.04M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
31,272 SF
Lot area
2.4 ac
Year built
1997
APN
4104 00312900
Assessed value
$3,105,900
Annual tax
$90,032
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.07M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.74M
@ 6.5% CAP return
$8.07M
@ 7% CAP return
$7.49M
4
Sales comparison
Partial preview
Sales approach indication
$2.58M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.6 mi away · 26,492 SF
15.5 mi away · 24,027 SF
15.5 mi away · 24,027 SF
15.5 mi away · 24,027 SF
15.5 mi away · 24,027 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.04M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$193
+66%
Submarket 52 sales
$193
+66%
County 465 sales
$186
+73%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $321/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
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
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 · 10 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.20%
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 · 5.20%
9.0%
NOI (est.)
$680k *
Last sale · Jul 2021
$9.72M
* 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$13.09M
Move the market yield to see immediate price impact.
Value / SF
$418
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
4.70%5.20%5.70%
$612k
$13.03M
$11.78M
$10.74M
$680k
$14.48M
$13.09M
$11.94M
$749k
$15.93M
$14.39M
$13.13M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$2.00M
3.2 mi · Oct 2025 · $63/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$90,032
Tax year 2024
Assessed value
$3,105,900
Assessed 2024
Previous assessed
$3,105,900
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$288,000
Assessed improvement
$2,817,900
Land market value
$288,000
Improvement market value
$2,860,240
Total market value
$3,148,240
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
Off-Market
Year built
1997
Heating
HEAT PUMP
Cooling
CENTRAL
Total area
31,272 SF
Lot
2.4 ac (104,544 SF)
Zoning code
I1
APN
4104 00312900
UPID
US73-2831691
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
1997
Heating
HEAT PUMP
Cooling
Yes
Lot
2.4 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
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 491 John Young Way?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
