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Property profile & analytics
OFF-MARKET
Estimated value
$14,730,000
Office buildings
915 Old Fern Hl Rd Ste 300c West Chester, PA 19380-4269
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-2259998
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
62,425 SF
Lot
21.99 ac (957,928 SF)
Zoning code
C1
APN
5203 01640000
UPID
US73-2259998
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
-
Chester County Ob/Gyn Associates Medical Clinic
-
Catherine Porter, DO Physician
-
Dr.Veitia Physician Medical Clinic
-
Dr. David P. Singer, MD Physician Medical Clinic
-
Surgical Specialists, P.C. Medical Clinic Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.11M
Comparable Approach
Comparable
$18.44M
Blend (final)
Blend
$14.73M
Owner & transaction history
Fern Hill Partnership II LP · 4 yrs held
Fern Hill Partnership II LP
since 2021
7 recorded transactions
Zoning & alternative use
C1 · West Chester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$20.8M
+54.5%
Commercial (general)
$18.6M
+37.9%
Restaurant
$18.1M
+34.0%
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%
$17,450,000
6.5%
$16,105,000
7%
$14,955,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,475,000
Current use
AUTO REPAIR, GARAGE
$20,820,000
Change: +54% · Conversion: Difficult
COMMERCIAL (GENERAL)
$18,590,000
Change: +38% · Conversion: Easy
RESTAURANT
$18,060,000
Change: +34% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$11,850,000
Change: -12% · Conversion: Easy
WAREHOUSE, STORAGE
$11,140,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$14.73M
Range $13.26M – $16.20M · ±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
$236 / 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
$560,470
Tax year 2024
Assessed value
$19,334,960
Assessed 2024
Previous assessed
$15,803,370
+22.3% YoY
Effective rate
2.90%
On assessed value
Assessed land
$743,780
Assessed improvement
$18,591,180
Land market value
$743,780
Improvement market value
$18,847,230
Total market value
$19,591,010
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
1985
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
21
Total area
62,425 SF
Lot
21.99 ac (957,928 SF)
Zoning code
C1
APN
5203 01640000
UPID
US73-2259998
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
C1 · West Chester, PAZoning C1 · permitted uses
C1 · 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
$13.5M
AUTO REPAIR, GARAGE
Est. value
$20.8M
COMMERCIAL (GENERAL)
Est. value
$18.6M
RESTAURANT
Est. value
$18.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.9M
WAREHOUSE, STORAGE
Est. value
$11.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RESTAURANT
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
1985
Heating
FORCED AIR
Cooling
Yes
Buildings
21
Lot
21.99 ac
Current owner
From public records · entity-resolved
Fern Hill Partnership II LP
Entity
Mailing address
425 7TH ST NE, CHARLOTTESVILLE, VA 22902-4723
Ownership since
2021
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
Dec 1, 2021
—
Fern Hill Partnership II LP
Fern Hill LLC
Lease
—
May 12, 2009
—
Fern Hill Ptshp III
—
Deed Of Trust
related
$8,632,000 · Fulton Bank
Jun 17, 1999
$2,250,000
Fern Hill LLC
Fern Hill Corp
Grant Deed
related
—
—
—
Ciccarone Ents LP
—
Loan Modification
related
$638,431 · First Niagara Bk
—
—
Fern Hill Ptshp I LP
—
Deed Of Trust
related
$4,700,000 · Susquehanna Bk
—
—
Liberation Real Estate LLC
—
Deed Of Trust
related
$2,750,000 · Parke Bk
—
—
Fern Hill Ptshp II
—
Deed Of Trust
related
$12,000,000 · Cwcapital LLC
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.
Try Rey
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