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Property profile & analytics
OFF-MARKET
Estimated value
$1,345,000
Office buildings
1 Waterford Professional Ctr, York, PA 17402-9280
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-3005332
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Total area
10,404 SF
Lot
3.06 ac (133,294 SF)
Zoning code
RS
APN
54-000-39-0082.00-00000
UPID
US73-3005332
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
-
The Apartment Gallery Real Estate Agency
-
FCI Construction Inc General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$1.35M
Owner & transaction history
Waterford Associates · 4 yrs held
Waterford Associates
since 2021
3 recorded transactions
Zoning & alternative use
RS · York, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+139.1%
Retail stores
$1.6M
+80.9%
Medical building
$1.1M
+26.4%
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 York submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs York 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$895,000
Current use
RESTAURANT
$2,140,000
Change: +139% · Conversion: Moderate
RETAIL STORES
$1,620,000
Change: +81% · Conversion: Moderate
MEDICAL BUILDING
$1,135,000
Change: +26% · Conversion: Easy
AUTO REPAIR, GARAGE
$990,000
Change: +10% · Conversion: Difficult
WAREHOUSE, STORAGE
$900,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$1.35M
Range $1.21M – $1.48M · ±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
$129 / 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
$44,650
Tax year 2024
Assessed value
$1,320,000
Assessed 2024
Previous assessed
$1,320,000
+0.0% YoY
Effective rate
3.38%
On assessed value
Assessed land
$459,820
Assessed improvement
$860,180
Land market value
$459,820
Improvement market value
$860,180
Total market value
$1,320,000
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
1979
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
2
Total area
10,404 SF
Lot
3.06 ac (133,294 SF)
Zoning code
RS
APN
54-000-39-0082.00-00000
UPID
US73-3005332
Jurisdiction
YORK
Zoning & alternative use
RS · York, PA
Zoning RS · permitted uses
RS · York, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
York. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$895,000
RESTAURANT
Est. value
$2.1M
RETAIL STORES
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$990,000
WAREHOUSE, STORAGE
Est. value
$900,000
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1979
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
3
Lot
3.06 ac
Current owner
From public records · entity-resolved
Waterford Associates
Entity
Mailing address
1 WATERFORD PROFESSIONAL CTR, YORK, PA 17402-9280
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2021
—
Waterford Associates
—
Deed
related
$98,852,000 · Capital One NA
Apr 8, 2019
—
Waterford Associates
—
Deed
related
$1,754,874 · York Traditions Bank
May 31, 2011
—
Waterford Associates
—
Deed Of Trust
related
$1,350,000 · York Traditions 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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