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Property profile & analytics
OFF-MARKET
Estimated value
$5,250,000
Turn key restaurants
829 Paoli Pike West Chester, PA 19380-4551
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-0830590
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2023
Total area
19,898 SF
Lot
4.18 ac (182,037 SF)
Zoning code
C2
APN
5205F00330300
UPID
US73-0830590
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
$5.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.23M
Blend (final)
Blend
$5.25M
Owner & transaction history
Gaa Enterprise LLC · 2 yrs held
Gaa Enterprise LLC
since 2024
Last sale
$5.3M
1 recorded transaction
Zoning & alternative use
C2 · West Chester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.6M
+15.3%
Commercial (general)
$5.9M
+2.9%
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 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
$5,250,000
ML approach
$5,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,755,000
Current use
AUTO REPAIR, GARAGE
$6,635,000
Change: +15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,925,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$5.25M
Range $4.73M – $5.78M · ±10% · vs last sale $5.25M (May 17 2024)
Last sale anchor
$5.25M
May 17 2024
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
$264 / 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
$36,572
Tax year 2024
Assessed value
$1,261,650
Assessed 2024
Previous assessed
$1,261,650
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$587,690
Assessed improvement
$673,960
Land market value
$587,690
Improvement market value
$757,140
Total market value
$1,344,830
Applied tax rate
52.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2023
Heating
FORCED AIR
Cooling
CENTRAL
Units
1
Total area
19,898 SF
Lot
4.18 ac (182,037 SF)
Zoning code
C2
APN
5205F00330300
UPID
US73-0830590
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · West Chester, PA
Zoning C2 · permitted uses
C2 · 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
RESTAURANT Current
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$6.6M
COMMERCIAL (GENERAL)
Est. value
$5.9M
RESTAURANT Current
AUTO REPAIR, GARAGE
COMMERCIAL (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
2023
Heating
FORCED AIR
Cooling
Yes
Units
1
Lot
4.18 ac
Current owner
From public records · entity-resolved
Gaa Enterprise LLC
Entity
Mailing address
6465 VLG LN STE #7, MACUNGIE, PA 18062-8474
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2024
$5,250,000
Gaa Enterprise LLC
Stanbery West Goshen LLC
Special Warranty Deed
$3,100 · Peoples Security Bank & Trust Compa
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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