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Property profile & analytics
OFF-MARKET
Estimated value
$10,415,000
Assisted living facilities
800 Miner St West Chester, PA 19382-2149
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-2180782
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1900
Total area
106,825 SF
Lot
14.51 ac (632,230 SF)
Zoning code
R3
APN
5107 00520000
UPID
US73-2180782
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
-
Megan M. Ettinger, MS Physician
-
Kelli J. Messing, OT Physician
-
Ann L. Hess, PTA Physician
-
MICHELLE REIBER Physician
-
Hoffman Theresa M Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.42M
Owner & transaction history
West Chester Property LLC · 3 yrs held
West Chester Property LLC
since 2022
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
R3 · West Chester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$16.9M
+334.9%
Apartment house (5+ units)
$15.6M
+302.5%
Office building
$15.2M
+293.1%
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
$12,445,000
ML approach
$11,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$16,855,000
Change: +335% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$15,600,000
Change: +303% · Conversion: Difficult
OFFICE BUILDING
$15,235,000
Change: +293% · Conversion: Difficult
WAREHOUSE, STORAGE
$14,740,000
Change: +280% · Conversion: Difficult
RESTAURANT
$14,080,000
Change: +263% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,680,000
Change: +227% · Conversion: Difficult
Blend value · Realmo final
$10.42M
Range $9.37M – $11.46M · ±10% · vs last sale $10.01M (Oct 21 2022)
Last sale anchor
$10.01M
Oct 21 2022
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
$97 / 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
$166,214
Tax year 2024
Assessed value
$5,734,000
Assessed 2024
Previous assessed
$5,734,000
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$181,430
Assessed improvement
$5,552,570
Land market value
$181,430
Improvement market value
$5,589,670
Total market value
$5,771,100
Applied tax rate
51.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1900
Heating
HOT WATER
Cooling
CENTRAL
Units
180
Total area
106,825 SF
Lot
14.51 ac (632,230 SF)
Zoning code
R3
APN
5107 00520000
UPID
US73-2180782
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R3 · West Chester, PA
Zoning R3 · permitted uses
R3 · 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
COMMERCIAL (GENERAL)
Est. value
$16.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.6M
OFFICE BUILDING
Est. value
$15.2M
WAREHOUSE, STORAGE
Est. value
$14.7M
RESTAURANT
Est. value
$14.1M
AUTO REPAIR, GARAGE
Est. value
$12.7M
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
WAREHOUSE, STORAGE
RESTAURANT
AUTO REPAIR, GARAGE
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
180
Lot
14.51 ac
Current owner
From public records · entity-resolved
West Chester Property LLC
Entity
Mailing address
1608 RTE 88TH STE #301, BRICK, NJ 08724-3009
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2022
$10,010,000
West Chester Property LLC
Brandywine Re LLC
Special Warranty Deed
$19,800,000 · Cibc Bank USA
Sep 7, 2022
—
Branejywine Re LLC
—
Deed
related
$83,000,000 · White Oak Healthcare Reit II LLC
Feb 5, 2019
$13,897,822
Brandywine Re LLC
Geriatric & Medical Svcs INC
Grant Deed
$142,072,000 · Keybank USA
Aug 14, 2007
—
Geriatric & Medical Svcs INC
—
Deed Of Trust
related
$1,500,000,000 · General Electric Capital Corp
Dec 24, 2003
—
Geriatric & Medical Services
—
Deed Of Trust
related
$260,000,000 · Wachovia Bank NA Ttee
—
—
Geriatric & Medical Services
—
Deed Of Trust
related
$242,605 · First Union National Bank
—
—
Geriatric & Medical Svcs INC
—
Deed Of Trust
related
—
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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