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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Retail residential properties
828 Elbow Ln Warrington, PA 18976-2026
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US73-1265429
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1960
Total area
2,920 SF
Lot
9.9 ac (431,244 SF)
Zoning code
R1
APN
50-010-048
UPID
US73-1265429
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
-
Elbow Lane School High School Daycare Center
-
Elbow Lane Day Camp Family Recreation Center
-
E.L. Property Maintenance, L.L.C. Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$415k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$566k
Blend (final)
Blend
$555k
Owner & transaction history
Robert R Lester JR · 9 yrs held
Robert R Lester JR
since 2017
7 recorded transactions
Zoning & alternative use
R1 · Warrington, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$720,000
+3.2%
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 Warrington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrington 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
$415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$700,000
Current use
MEDICAL BUILDING
$720,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$680,000
Change: -3% · Conversion: Difficult
OFFICE BUILDING
$605,000
Change: -13% · Conversion: Easy
RETAIL STORES
$580,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$190 / 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
$22,374
Tax year 2024
Assessed value
$121,200
Assessed 2024
Previous assessed
$121,200
+0.0% YoY
Effective rate
18.46%
On assessed value
Assessed land
$23,800
Assessed improvement
$97,400
Land market value
$326,026
Improvement market value
$1,334,241
Total market value
$1,660,267
Applied tax rate
50.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1960
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
2,920 SF
Lot
9.9 ac (431,244 SF)
Zoning code
R1
APN
50-010-048
UPID
US73-1265429
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R1 · Warrington, PA
Zoning R1 · permitted uses
R1 · Warrington, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$700,000
MEDICAL BUILDING
Est. value
$720,000
AUTO REPAIR, GARAGE
Est. value
$680,000
OFFICE BUILDING
Est. value
$605,000
RETAIL STORES
Est. value
$580,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1960
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
9.9 ac
Current owner
From public records · entity-resolved
Robert R Lester JR
Individual
Mailing address
828 ELBOW LN, WARRINGTON, PA 18976-2026
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2017
—
Robert R Lester JR
—
Deed
related
$65,000 · Firstrust Bk
—
—
Robert R Lester
—
Deed Of Trust
related
$460,000 · Firstrust Savings Bank
—
—
Robert R Lester JR.
—
Deed Of Trust
related
$30,000 · Firstrust Bank
—
—
Robert R Lester JR.
—
Deed Of Trust
related
$200,000 · Firstrust Bank
—
—
Robert R Lester JR.
—
Deed Of Trust
related
$150,000 · Firstrust Bank
—
—
Robert R Lester JR.
—
Deed Of Trust
related
$30,000 · Firstrust Bank
—
—
Robert R Lester JR.
—
Deed Of Trust
related
$37,000 · Firstrust Bank
—
—
Robert R Lester
—
Deed Of Trust
related
$150,000 · Firstrust Bank
—
—
Robert R Lester JR
—
Deed Of Trust
related
$65,000 · Firstrust Bk
—
—
Robert R Lester
—
Deed Of Trust
related
$37,000 · Firstrust Bank
—
—
Robert R Lester
—
Deed Of Trust
related
$150,000 · Firstrust Savings Bank
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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