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Property profile & analytics
OFF-MARKET
Estimated value
$3,925,000
Warehouses
889 Matlack St West Chester, PA 19382-4971
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US73-2228141
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Total area
20,193 SF
Lot
2.3 ac (100,188 SF)
Zoning code
I2
APN
5205 01960700
UPID
US73-2228141
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
-
R H Reinhardt Co Construction Company General Contractor
-
Trinity Sterile Warehouse & Storage
-
Lightning Garage Door LLC Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.63M
CAP Approach
CAP
$3.18M
Comparable Approach
Comparable
$5.03M
Blend (final)
Blend
$3.93M
Owner & transaction history
Rhr Matlack LLC · 6 yrs held
Rhr Matlack LLC
since 2020
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
I2 · West Chester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.7M
+59.1%
Commercial (general)
$5.6M
+55.7%
Restaurant
$5.5M
+52.1%
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
$5,100,000
ML approach
$4,625,000
CAP Approach
CAP Return
Estimation
6%
$3,440,000
6.5%
$3,180,000
7%
$2,950,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,605,000
Current use
OFFICE BUILDING
$5,735,000
Change: +59% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,610,000
Change: +56% · Conversion: Difficult
RESTAURANT
$5,480,000
Change: +52% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,835,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$3.93M
Range $3.53M – $4.32M · ±10% · vs last sale $2.76M (Jan 29 2020)
Last sale anchor
$2.76M
Jan 29 2020
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
$194 / 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
$37,466
Tax year 2024
Assessed value
$1,292,500
Assessed 2024
Previous assessed
$1,292,500
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$276,000
Assessed improvement
$1,016,500
Land market value
$276,000
Improvement market value
$1,033,700
Total market value
$1,309,700
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1986
Heating
FORCED AIR
Cooling
CENTRAL
Total area
20,193 SF
Lot
2.3 ac (100,188 SF)
Zoning code
I2
APN
5205 01960700
UPID
US73-2228141
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
I2 · West Chester, PA
Zoning I2 · permitted uses
I2 · 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
WAREHOUSE, STORAGE Current
Est. value
$3.6M
OFFICE BUILDING
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$5.6M
RESTAURANT
Est. value
$5.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1986
Heating
FORCED AIR
Cooling
Yes
Lot
2.3 ac
Current owner
From public records · entity-resolved
Rhr Matlack LLC
Entity
Mailing address
889 S MATLACK ST, WEST CHESTER, PA 19382-4971
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2020
$2,763,465
Rhr Matlack LLC
Jb Associates I LP
Grant Deed
—
Feb 28, 2012
—
J B Associates I LP
J B Associates I LP
Quit Claim Deed
$1,840,000 · Pnc Bank
—
—
Jb Associates I
—
Deed Of Trust
related
$375,000 · Commonwealth Bank
—
—
Jb Associates I
—
Deed Of Trust
related
$200,000 · Pnc Bank
—
—
Jb Associates I
—
Deed Of Trust
related
$950,000 · Commonwealth Bank
—
—
J B Associates I
—
Deed Of Trust
related
$375,000 · Pnc Bank
—
—
J B Associates I
—
Deed Of Trust
related
$950,000 · Pnc Bank
—
—
J B Associates I
—
Deed Of Trust
related
—
—
—
J B Associates I
—
Deed Of Trust
related
$500,000 · Pnc 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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