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Property profile & analytics
OFF-MARKET
Estimated value
$1,455,000
Super regional malls
82 Lancaster Ave A-1A Paoli, PA 19301-1400
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-2820560
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1956
Total area
36,640 SF
Lot
8.5 ac (370,260 SF)
Zoning code
SPDD
APN
4309M01890000
UPID
US73-2820560
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
-
Restore Hyper Wellness Spa & Massage Center Alternative Medicine Practice
-
Petco Vaccination Clinic Veterinary Clinic
-
Petco Dog Training Animal Training
-
Mathnasium Tutoring Service
-
The Lash Lounge Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.72M
Blend (final)
Blend
$1.46M
Owner & transaction history
Paoli Shopping Center LP|paoli Shopping Center LP · 11 yrs held
Paoli Shopping Center LP|paoli Shopping Center LP
since 2015
4 recorded transactions
Zoning & alternative use
SPDD · Paoli, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.1M
+91.9%
Apartment house (5+ units)
$1.7M
+53.8%
Industrial (general)
$1.4M
+28.9%
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
Method
Estimation
Statistic approach
by Request
ML approach
$1,190,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,090,000
Current use
WAREHOUSE, STORAGE
$2,095,000
Change: +92% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,680,000
Change: +54% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,405,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$1.46M
Range $1.31M – $1.60M · ±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
$40 / 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
$204,872
Tax year 2024
Assessed value
$5,816,330
Assessed 2024
Previous assessed
$5,816,330
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$2,091,530
Assessed improvement
$3,724,800
Land market value
$2,091,530
Improvement market value
$4,132,200
Total market value
$6,223,730
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1956
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
34
Total area
36,640 SF
Lot
8.5 ac (370,260 SF)
Zoning code
SPDD
APN
4309M01890000
UPID
US73-2820560
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.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1956
Heating
FORCED AIR
Cooling
Yes
Buildings
34
Lot
8.5 ac
Current owner
From public records · entity-resolved
Paoli Shopping Center LP|paoli Shopping Center LP
Entity
Mailing address
1301 LANCASTER AVE, BERWYN, PA 19312-1290
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Apr 29, 2015
—
Paoli Shopping Center LP|paoli Shopping Center LP
—
Grant Deed
related
$38,300,000 · Swiss Re Life & Health America
Apr 17, 2006
—
Paoli Shopping Center
—
Deed Of Trust
related
$40,000,000 · Wachovia Bank NA
—
—
Paoli Shopping Center Ltd
—
Deed Of Trust
related
$2,000,000 · First Union National Bank
—
—
Paoli Shopping Center LP
—
Deed Of Trust
related
$2,500,000 · Wachovia Bank NA
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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