Entity Owned 
For Sale
1 / 30
$2,050,000
99 Starr St, Phoenixville, PA 19460
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Property summary
AI-generated overview
The property at 85–99 Starr Street in Phoenixville consists of two parcels totaling approximately 1.77 acres, located within the Town Center Zoning district and the Phoenixville Historical District. Parcel 85 Starr is a vacant 0.57-acre lot, while Parcel 99 Starr covers approximately 1.2 acres and includes the White Stone Mansion, on-site parking, and a former garden space. The White Stone Mansion is an Italian Villa–style brick structure originally built circa 1850 for the Samuel Reeves family, associated with the Phoenix Iron and Steel Company; the building features verandas, ionic columns, and bracketed cornices. With approximately 14,802 square feet, the mansion was converted to office spaces in 1987 while retaining much of the original structure, including first-floor wide wood moldings, carved wood paneling, original wood flooring with intricate parquet floors, and a staircase extending through the interior. Additional historic detailing continues through the upper levels. The property is configured to support multiple potential uses such as residential, office, or condominium conversion, subject to confirmation of permitted uses with the Borough of Phoenixville.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1855
Total area
14,802 SF
Lot
1.2 ac (52,272 SF)
Zoning code
DC
APN
1510 00990000
UPID
US73-0103615
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
-
Insurance Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$390k
Owner & transaction history
since 2003
4 recorded transactions
Zoning & alternative use
DC · Phoenixville, PA
Top alternative use upside
Apartment house (5+ units)
$2.8M
+3.5%
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.
Full NOI build-up · 6 steps
All 14 comparables with addresses
2 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
$390k
Value range
$351k – $429k
±10% around blend
Estimated value / SF
$26 / SF
Confidence
High
14 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$351k
blend $390k
$429k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,802 SF
Lot area
1.2 ac
Year built
1855
Stories
2
APN
1510 00990000
Zoning
DC
Assessed value
$363,420
Annual tax
$16,681
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$16,681
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.74M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.5 mi away · 14,320 SF
9.4 mi away · 17,681 SF
9.6 mi away · 15,837 SF
11.5 mi away · 15,912 SF
13.5 mi away · 10,472 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$390k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 60 sales
$183
-86%
Submarket 57 sales
$160
-83%
County 465 sales
$186
-86%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $26/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+3%
vs current-use indication
Office Building · current use
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
Modeled
Market rent
Market benchmark
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: income and sales evidence cover the value conclusion.
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 · 14 sales
NOI build-up · 9 steps
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$3.32M
Move the market yield to see immediate price impact.
Value / SF
$225
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%
$209k
$4.19M
$2.99M
$2.33M
$233k
$4.65M
$3.32M
$2.59M
$256k
$5.12M
$3.66M
$2.84M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$2.03M
6.4 mi · Apr 2026 · $152/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$16,681
Tax year 2024
Assessed value
$363,420
Assessed 2024
Previous assessed
$363,420
+0.0% YoY
Effective rate
4.59%
On assessed value
Assessed land
$87,550
Assessed improvement
$275,870
Land market value
$87,550
Improvement market value
$276,750
Total market value
$364,300
Applied tax rate
15.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1855
Heating
HOT WATER
Cooling
CENTRAL
Stories
2
Rooms
6
Bathrooms
3
Total area
14,802 SF
Lot
1.2 ac (52,272 SF)
Zoning code
DC
APN
1510 00990000
UPID
US73-0103615
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
DC · Phoenixville, PAZoning DC · permitted uses
DC · Phoenixville, 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
1855
Heating
HOT WATER
Cooling
Yes
Stories
2
Rooms
6
Bathrooms
3
Lot
1.2 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
DC
Jurisdiction
Phoenixville, PA
Recorded code
DC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for DC in Phoenixville, PA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
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
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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