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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Turn key restaurants
541 Lancaster Ave Downingtown, PA 19335-2803
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US73-1424881
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1900
Total area
10,788 SF
Lot
0.48 ac (20,959 SF)
Zoning code
R2
APN
1110 00540000
UPID
US73-1424881
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
-
The Social Downingtown Restaurant
-
ATM Atm
-
SOC Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$832k
Blend (final)
Blend
$885k
Owner & transaction history
Downtown Funk LLC · 6 yrs held
Downtown Funk LLC
since 2020
Last sale
$760,000
7 recorded transactions
Zoning & alternative use
R2 · Downingtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.4M
+13.1%
Industrial (general)
$1.4M
+7.5%
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 Downingtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downingtown 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
$1,195,000
ML approach
$1,180,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,275,000
Current use
WAREHOUSE, STORAGE
$1,440,000
Change: +13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,370,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $760k (Jan 21 2020)
Last sale anchor
$760k
Jan 21 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
$82 / 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
$9,584
Tax year 2024
Assessed value
$229,500
Assessed 2024
Previous assessed
$229,500
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$68,110
Assessed improvement
$161,390
Land market value
$68,110
Improvement market value
$164,280
Total market value
$232,390
Applied tax rate
11.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1900
Heating
HOT WATER
Cooling
CENTRAL
Units
12
Total area
10,788 SF
Lot
0.48 ac (20,959 SF)
Zoning code
R2
APN
1110 00540000
UPID
US73-1424881
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Downingtown, PAZoning R2 · permitted uses
R2 · Downingtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
RESTAURANT Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1900
Heating
HOT WATER
Cooling
Yes
Units
12
Lot
0.48 ac
Current owner
From public records · entity-resolved
Downtown Funk LLC
Entity
Mailing address
1210 FIELDSTONE DR, WEST CHESTER, PA 19382-8558
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2020
$760,000
Downtown Funk LLC
Charles A Hackett
Deed
$423,557 · Univest Bank & Trust Co
Jan 21, 2020
—
South Estn Economic Dev Co Of Pa
—
Deed
related
$423,557 · Univest Bk & Tr Co
Mar 20, 2018
—
Charles Hackett
—
Deed
related
$75,000 · Dnb First NA
May 6, 2014
$190,485
Charles A Hackett
Morris William W IV Trust
Grant Deed
$175,000 · Dnb First NA
Jan 19, 2010
—
Morris Elizabeth A Tr
Morris William W IV
Quit Claim Deed
related
—
Sep 9, 2009
—
William W Morris IV
Morris & Hackett
Quit Claim Deed
—
Mar 3, 2005
$400,000
Morris
Spoto Ents
Grant Deed
$532,000 · Dnb First NA
Oct 14, 1998
$229,500
Spoto Enterprises
Chester County Industrial Deve
Grant Deed
—
—
—
Morris
—
Deed Of Trust
related
$311,000 · Dnb First NA
—
—
Morris
—
Deed Of Trust
related
$175,000 · Dnb First NA
—
—
Charles Hackett
—
Deed Of Trust
related
$75,000 · Dnb First NA
—
—
South Estn Economic Dev Co Of Pa
—
Deed Of Trust
related
$423,557 · Univest Bk & Tr Co
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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