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Property profile & analytics
OFF-MARKET
Estimated value
$22,635,000
Apartment buildings
73 Mary Fran Dr, West Chester, PA 19382-6314
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US73-1930954
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Total area
136,320 SF
Lot
18.75 ac (816,794 SF)
Zoning code
R5
APN
5306 00560100
UPID
US73-1930954
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$22.74M
Comparable Approach
Comparable
$25.53M
Blend (final)
Blend
$22.64M
Owner & transaction history
Goshen Meadows Investors LP · 12 yrs held
Goshen Meadows Investors LP
since 2014
3 recorded transactions
Zoning & alternative use
R5 · West Chester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$37.0M
+43.0%
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 West Chester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Chester 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%
$24,635,000
6.5%
$22,740,000
7%
$21,115,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$25,880,000
Current use
RESTAURANT
$37,010,000
Change: +43% · Conversion: Difficult
WAREHOUSE, STORAGE
$24,330,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$22.64M
Range $20.37M – $24.90M · ±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
$166 / 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
$283,811
Tax year 2024
Assessed value
$9,876,010
Assessed 2024
Previous assessed
$9,876,010
+0.0% YoY
Effective rate
2.87%
On assessed value
Assessed land
$1,502,410
Assessed improvement
$8,373,600
Land market value
$1,502,410
Improvement market value
$8,440,940
Total market value
$9,943,350
Applied tax rate
53.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1977
Heating
ELECTRIC
Cooling
WINDOW A/C
Buildings
267
Units
192
Total area
136,320 SF
Lot
18.75 ac (816,794 SF)
Zoning code
R5
APN
5306 00560100
UPID
US73-1930954
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R5 · West Chester, PA
Zoning R5 · permitted uses
R5 · West Chester, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Chester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$25.9M
RESTAURANT
Est. value
$37.0M
WAREHOUSE, STORAGE
Est. value
$24.3M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
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
1977
Heating
ELECTRIC
Cooling
Yes
Buildings
267
Units
192
Lot
18.75 ac
Current owner
From public records · entity-resolved
Goshen Meadows Investors LP
Entity
Mailing address
230 WINDSOR AVE, NARBERTH, PA 19072-2217
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 14, 2014
—
Goshen Meadows Investors LP
Goshen Meadows Investors LP
Quit Claim Deed
related
—
—
—
Goshen Meadows Investors LP
—
Deed Of Trust
related
$19,343,000 · Td Bank NA
—
—
Goshen Meadows Investors LP
—
Deed Of Trust
related
$5,900,000 · Green Park Financial LP
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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