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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Office buildings
835 Paoli Pike West Chester, PA 19380-4550
Entity Owned
4-yr Hold
Free & Clear
Property ID
US73-2498323
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1962
Total area
2,880 SF
Lot
0.24 ac (10,500 SF)
Zoning code
C2
APN
5205F00370000
UPID
US73-2498323
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
-
Lydia J. Davis, OD PC Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
$745k
Comparable Approach
Comparable
$781k
Blend (final)
Blend
$710k
Owner & transaction history
835 Paoli Associates LLC · 4 yrs held
835 Paoli Associates LLC
since 2022
Last sale
$670,951
3 recorded transactions
Zoning & alternative use
C2 · West Chester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$960,000
+54.5%
Commercial (general)
$860,000
+37.9%
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
$635,000
ML approach
$755,000
CAP Approach
CAP Return
Estimation
6%
$805,000
6.5%
$745,000
7%
$690,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$620,000
Current use
AUTO REPAIR, GARAGE
$960,000
Change: +54% · Conversion: Difficult
COMMERCIAL (GENERAL)
$860,000
Change: +38% · Conversion: Easy
WAREHOUSE, STORAGE
$515,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $671k (Jan 24 2022)
Last sale anchor
$671k
Jan 24 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
$247 / 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
$6,292
Tax year 2024
Assessed value
$217,050
Assessed 2024
Previous assessed
$217,050
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$87,100
Assessed improvement
$129,950
Land market value
$87,100
Improvement market value
$134,590
Total market value
$221,690
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1962
Heating
FORCED AIR
Cooling
CENTRAL
Total area
2,880 SF
Lot
0.24 ac (10,500 SF)
Zoning code
C2
APN
5205F00370000
UPID
US73-2498323
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C2 · West Chester, PAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$620,000
AUTO REPAIR, GARAGE
Est. value
$960,000
COMMERCIAL (GENERAL)
Est. value
$860,000
WAREHOUSE, STORAGE
Est. value
$515,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1962
Heating
FORCED AIR
Cooling
Yes
Lot
0.24 ac
Current owner
From public records · entity-resolved
835 Paoli Associates LLC
Entity
Free & Clear · 4 yrs held
Mailing address
722 E UN ST, WEST CHESTER, PA 19382-4938
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2022
$670,951
835 Paoli Associates LLC
Robert E Delphais
Deed
—
Jan 24, 2022
—
Robert E Delphais
Central & Western Chester Cnty Indu
Correction Deed
related
—
Apr 11, 2013
—
Robert E Delphais
Central & Wstn Chester Cnty In
Grant Deed
—
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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