Entity Owned 
For Lease
1 / 12
$7,950,000
75 Valley Stream Pkwy, Malvern, PA 19366
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Total area
86,600 SF
Lot
8.59 ac (374,311 SF)
Zoning code
RIC
APN
4204 00531100
UPID
US73-1178489
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
-
Environmental Consultant
-
Big Box & Wholesale Store
-
Corporate Office
-
Pharmacy
-
Employment Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.49M
Blend (final)
Blend
$7.95M
Owner & transaction history
since 2024
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
RIC · Malvern, PA
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.95M
Value range
$7.16M – $8.75M
±10% around blend
Estimated value / SF
$92 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
30
$7.16M
blend $7.95M
$8.75M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
86,600 SF
Lot area
8.59 ac
Year built
1987
APN
4204 00531100
Zoning
RIC
Assessed value
$6,120,000
Annual tax
$175,375
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$4.51M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.2 mi away · 87,192 SF
17.9 mi away · 99,456 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.95M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 63 sales
$179
-49%
Submarket 63 sales
$179
-49%
County 465 sales
$186
-51%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $92/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.95M
Move the market yield to see immediate price impact.
Value / SF
$92
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
5.00%7.00%9.00%
$501k
$10.02M
$7.15M
$5.57M
$557k
$11.13M
$7.95M
$6.18M
$612k
$12.24M
$8.75M
$6.80M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$7.25M
7.6 mi · Oct 2025 · $74/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$175,375
Tax year 2024
Assessed value
$6,120,000
Assessed 2024
Previous assessed
$7,380,000
-17.1% YoY
Effective rate
2.87%
On assessed value
Assessed land
$734,740
Assessed improvement
$5,385,260
Land market value
$734,740
Improvement market value
$5,542,720
Total market value
$6,277,460
Applied tax rate
42.0000
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
For Lease
Year built
1987
Heating
FORCED AIR
Cooling
CENTRAL
Total area
86,600 SF
Lot
8.59 ac (374,311 SF)
Zoning code
RIC
APN
4204 00531100
UPID
US73-1178489
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
RIC · Malvern, PAZoning RIC · permitted uses
RIC · Malvern, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1987
Heating
FORCED AIR
Cooling
Yes
Lot
8.59 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RIC
Jurisdiction
Malvern, PA
Recorded code
RIC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RIC in Malvern, PA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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 · 30 · 300 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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