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Property profile & analytics
OFF-MARKET
Turn key restaurants
62 Lancaster Ave Paoli, PA 19301
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US73-1522459
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1965
Total area
5,280 SF
Lot
0.38 ac (16,622 SF)
Zoning code
SPDD
APN
4309M01790000
UPID
US73-1522459
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
-
Village Optical Ophthalmologist (Bike/Boat/Book/etc) Store
-
Dr. Arezo Pirzad Physician
-
Manpreet Bains Physician
-
Dr. Gregory Vallino Physician
-
Drake Group Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ridge Lake Leasing LLC · 6 yrs held
Ridge Lake Leasing LLC
since 2019
4 recorded transactions
Zoning & alternative use
SPDD · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Paoli submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paoli 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$9,214
Tax year 2024
Assessed value
$261,580
Assessed 2024
Previous assessed
$261,580
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$146,420
Assessed improvement
$115,160
Land market value
$146,420
Improvement market value
$124,090
Total market value
$270,510
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1965
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Total area
5,280 SF
Lot
0.38 ac (16,622 SF)
Zoning code
SPDD
APN
4309M01790000
UPID
US73-1522459
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
SPDD · Paoli, PA
Zoning SPDD · permitted uses
SPDD · Paoli, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paoli. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1965
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Lot
0.38 ac
Current owner
From public records · entity-resolved
Ridge Lake Leasing LLC
Entity
Mailing address
501 KIMBERTON RD, PHOENIXVILLE, PA 19460-4745
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2019
$1,200,000
Ridge Lake Leasing LLC
Neumann Family Co
Grant Deed
$1,000,000 · Citadel FCU
—
—
Ridge Lake Leasing LLC
—
Deed Of Trust
related
$360,000 · Citadel FCU
—
—
Neumann Family Co
—
Deed Of Trust
related
$750,000 · Malvern Fsb
—
—
Neumann Family Co
—
Deed Of Trust
related
$50,000 · Malvern Fsb
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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