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Property profile & analytics
OFF-MARKET
Estimated value
$1,805,000
Sports & entertainment properties
849 Broad Run Rd West Chester, PA 19380
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US73-2664792
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2004
Total area
9,120 SF
Lot
150.6 ac (6,560,136 SF)
Zoning code
R1
APN
5005 01640000
UPID
US73-2664792
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$1.81M
Owner & transaction history
Broad Run LLC · 14 yrs held
Broad Run LLC
since 2012
7 recorded transactions
Zoning & alternative use
R1 · West Chester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.7M
+57.7%
Restaurant
$2.6M
+53.2%
Office building
$2.0M
+14.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,720,000
Current use
COMMERCIAL (GENERAL)
$2,715,000
Change: +58% · Conversion: Difficult
RESTAURANT
$2,640,000
Change: +53% · Conversion: Difficult
OFFICE BUILDING
$1,970,000
Change: +14% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,730,000
Change: +1% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,630,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.81M
Range $1.62M – $1.99M · ±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
$198 / 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
$23,967
Tax year 2024
Assessed value
$692,500
Assessed 2024
Previous assessed
$692,500
+0.0% YoY
Effective rate
3.46%
On assessed value
Assessed land
$306,120
Assessed improvement
$386,380
Land market value
$306,120
Improvement market value
$2,036,880
Total market value
$2,343,000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2004
Heating
YES
Cooling
CENTRAL
Buildings
3
Stories
2
Units
1
Rooms
10
Bathrooms
3
Total area
9,120 SF
Lot
150.6 ac (6,560,136 SF)
Zoning code
R1
APN
5005 01640000
UPID
US73-2664792
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
R1 · West Chester, PA
Zoning R1 · permitted uses
R1 · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.7M
RESTAURANT
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.6M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2004
Heating
YES
Cooling
Yes
Stories
2
Buildings
3
Units
1
Rooms
10
Bathrooms
3
Lot
150.6 ac
Current owner
From public records · entity-resolved
Broad Run LLC
Entity
Mailing address
201 IRON VLY DR, LEBANON, PA 17042-8812
Ownership since
2012
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
May 10, 2012
$1,850,000
Broad Run LLC
Cb Mid-atlantic Golf Clubs LLC
Grant Deed
$1,387,500 · Susquehanna Bank
Dec 30, 2010
—
Cb Mid-atlantic Golf Clubs LLC
Cpg Tattersall LLC
Deed In Lieu Of Foreclosure
related
—
Oct 5, 2007
—
Cpg Tattersall LLC
—
Deed Of Trust
related
$22,000,000 · Capmark Bank
Jul 18, 2006
$5,100,000
Cpg Tattersall LLC
Tattersall
Grant Deed
—
Apr 10, 2001
—
LP Tattersall
Tattersall Golf LP
Quit Claim Deed
related
$15,600,000 · Textron Financial
—
—
Broad Run LLC
—
Deed Of Trust
related
$500,000 · Truist Bk
—
—
Broad Run LLC
—
Deed Of Trust
related
$12,900,000 · Branch Bk&tr
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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