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Property profile & analytics
FOR LEASE
Office Spaces
550 Swedesford Rd Wayne, PA 19087
Individually Owned
6-yr Hold
Free & Clear
Property ID
US73-1416659
For Lease
1 / 10
$48 SF/Yr
550 Swedesford Rd, Wayne, PA 19087
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1974
Total area
325,016 SF
Lot
1.62 ac (70,662 SF)
Zoning code
P
APN
4306E01000300
UPID
US73-1416659
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
-
Radius Health, Inc. Factory Production Facility
-
Radian Group Inc. Loan Service Bank
-
EASTERN AIRLINES LLC Freight Service Logistics Company
-
FedEx Drop Box Postal Service Courier Service
-
Corporate Interiors - WorkLife Studio Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$45.92M
Owner & transaction history
Prime Us-crosspoint At Vly For · 6 yrs held
Prime Us-crosspoint At Vly For
since 2019
7 recorded transactions
Zoning & alternative use
P · Wayne, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$70.3M
+2.8%
Auto repair, garage
$69.4M
+1.5%
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 Wayne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wayne 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
$68,390,000
Current use
RESTAURANT
$70,310,000
Change: +3% · Conversion: Moderate
AUTO REPAIR, GARAGE
$69,440,000
Change: +2% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$61,700,000
Change: -10% · Conversion: Easy
COMMERCIAL (GENERAL)
$58,205,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$45.92M
Range $41.32M – $50.51M · ±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
$141 / 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
$1,426,552
Tax year 2024
Assessed value
$40,500,000
Assessed 2024
Previous assessed
$40,500,000
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$423,970
Assessed improvement
$40,076,030
Land market value
$423,970
Improvement market value
$40,076,030
Total market value
$40,500,000
Applied tax rate
43.0000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
For Lease
Year built
1974
Heating
FORCED AIR
Cooling
CENTRAL
Total area
325,016 SF
Lot
1.62 ac (70,662 SF)
Zoning code
P
APN
4306E01000300
UPID
US73-1416659
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
P · Wayne, PA
Zoning P · permitted uses
P · Wayne, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wayne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$68.4M
RESTAURANT
Est. value
$70.3M
AUTO REPAIR, GARAGE
Est. value
$69.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$61.7M
COMMERCIAL (GENERAL)
Est. value
$58.2M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (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
1974
Heating
FORCED AIR
Cooling
Yes
Lot
1.62 ac
Current owner
From public records · entity-resolved
Prime Us-crosspoint At Vly For
Individual
Free & Clear · 6 yrs held
Mailing address
800 NEWPORT CTR DR STE #700, NEWPORT BEACH, CA 92660-6319
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2024
—
Prime Us Crosspoint At Valley Forge
—
Deed
related
$400,000 · Bank Of America NA
Jul 24, 2019
$97,700,000
Prime Us-crosspoint At Vly For
Kbsiii Crosspoint At Vly
Grant Deed
—
Aug 24, 2015
$89,500,000
Kbsiii Crosspoint Of Valley Fo Trust
Div Valley Forge LP
Grant Deed
$51,000,000 · Td Bk NA
May 8, 2013
—
Div Valley Forge LP
—
Deed Of Trust
related
$44,000,000 · Sovereign Bank
Jun 29, 2011
—
Div Valley Forge LP
—
Deed Of Trust
related
$33,200,000 · Sovereign Bank
Jun 9, 2011
—
Div Valley Forge LP
580 & 530 Swedesford Assocs LP
Deed In Lieu Of Foreclosure
related
—
Sep 1, 2005
—
580 Assocs
Vfoc Straw LLC
Grant Deed
$44,000,000 · Gmac Commercial Mortgage Bank
—
—
Div Valley Forge LP
—
Loan Modification
related
$32,000,000 · Sovereign Bank
—
—
Div Valley Forge LP
—
Loan Modification
related
$32,000,000 · Sovereign Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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