Individually Owned 
For Sale
1 / 12
$1,350,000
880 Easton Rd, Warrington, PA 18976
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Property summary
AI-generated overview
The property is a large, solid commercial building situated on approximately 1.16 level acres at a lighted intersection. It includes a drive-through feature, more than 30 off-street parking spaces, and an open floor plan suited for multiple uses in accordance with BZ zoning. The building is positioned directly in front of the Warrington Township Building and includes a loading door at the rear. It is historically known as Hill's Cleaners.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Total area
5,940 SF
Lot
1.25 ac (54,450 SF)
Zoning code
C1
APN
50-024-025
UPID
US73-2807527
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$830k
Owner & transaction history
since 2019
1 recorded transaction
Zoning & alternative use
C1 · Warrington, PA
Top alternative use upside
Auto repair, garage
$1.4M
+17.3%
Office building
$1.2M
+4.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$830k
Value range
$747k – $913k
±10% around blend
Estimated value / SF
$140 / SF
Confidence
High
11 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$747k
blend $830k
$913k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,940 SF
Lot area
1.25 ac
Year built
1955
Stories
1
APN
50-024-025
Zoning
C1
Assessed value
$78,800
Annual tax
$14,546
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$785k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.0 mi away · 4,727 SF
14.2 mi away · 6,150 SF
15.3 mi away · 6,747 SF
15.6 mi away · 5,760 SF
15.7 mi away · 7,500 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$830k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 174 sales
$198
-29%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $140/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+17%
vs current-use indication
Office Building
Retail Stores · current use
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$79k
Move the market yield to see immediate price impact.
Value / SF
$13
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$5k
$99k
$71k
$55k
$6k
$110k
$79k
$61k
$6k
$121k
$87k
$67k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$600k
7.6 mi · Jan 2026 · $125/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$14,546
Tax year 2024
Assessed value
$78,800
Assessed 2024
Previous assessed
$78,800
+0.0% YoY
Effective rate
18.46%
On assessed value
Assessed land
$25,000
Assessed improvement
$53,800
Land market value
$342,464
Improvement market value
$736,983
Total market value
$1,079,447
Applied tax rate
50.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1955
Heating
CENTRAL
Cooling
NONE
Stories
1
Total area
5,940 SF
Lot
1.25 ac (54,450 SF)
Zoning code
C1
APN
50-024-025
UPID
US73-2807527
Jurisdiction
BUCKS
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Warrington, PAZoning C1 · permitted uses
C1 · Warrington, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1955
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.25 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1
Jurisdiction
Warrington, PA
Recorded code
C1
Ownership Intelligence
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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