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Property profile & analytics
OFF-MARKET
Estimated value
$7,965,000
Distribution centers
1 Clair Blvd Manheim, PA 17545-1699
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-0687839
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
99,058 SF
Lot
18.21 ac (793,228 SF)
Zoning code
PC-1
APN
400-81738-0-0000
UPID
US73-0687839
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
$8.30M
CAP Approach
CAP
$10.31M
Comparable Approach
Comparable
$10.86M
Blend (final)
Blend
$7.97M
Owner & transaction history
Aes Rec LLC · 5 yrs held
Aes Rec LLC
since 2021
Last sale
$6.6M
7 recorded transactions
Zoning & alternative use
PC-1 · Manheim, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Manheim submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manheim 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
$8,015,000
ML approach
$8,295,000
CAP Approach
CAP Return
Estimation
6%
$11,165,000
6.5%
$10,305,000
7%
$9,570,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$12,585,000
Current use
Blend value · Realmo final
$7.97M
Range $7.17M – $8.76M · ±10% · vs last sale $6.60M (Jun 16 2021)
Last sale anchor
$6.60M
Jun 16 2021
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
$80 / 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
$115,971
Tax year 2024
Assessed value
$4,813,100
Assessed 2024
Previous assessed
$3,915,200
+22.9% YoY
Effective rate
2.41%
On assessed value
Assessed land
$605,000
Assessed improvement
$4,208,100
Land market value
$605,000
Improvement market value
$4,208,100
Total market value
$4,813,100
Applied tax rate
400.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
99,058 SF
Lot
18.21 ac (793,228 SF)
Zoning code
PC-1
APN
400-81738-0-0000
UPID
US73-0687839
Jurisdiction
LANCASTER
Zoning & alternative use
PC-1 · Manheim, PA
Zoning PC-1 · permitted uses
PC-1 · Manheim, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manheim. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$12.6M
WAREHOUSE, STORAGE Current
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
18.21 ac
Current owner
From public records · entity-resolved
Aes Rec LLC
Entity
Mailing address
422 STUMP RD, MONTGOMERYVILLE, PA 18936-9630
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
Jun 16, 2021
$6,600,000
Aes Rec LLC
South Oak Street LP
Special Warranty Deed
—
Jan 6, 2012
—
South Oak Street LP
—
Deed Of Trust
related
$3,695,000 · Fulton Bank
May 13, 2009
—
Edc Finance Corp
South Oak Street
Grant Deed
$2,990,000 · Pennsylvania Ind'l Dev Auth
Sep 18, 2007
$1,100,000
Oak Street South
High Family Ptshp I
Grant Deed
$2,990,000 · Fulton Bank
Jun 17, 2005
$925,000
High Family Ptshp I
Phoenix Group I LLC
Grant Deed
—
May 9, 2003
$509,220
Carel USA LLC
Phoenix Group I LLC
Grant Deed
—
—
—
Oak Street South
—
Deed Of Trust
related
$286,493 · Fulton 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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