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Property profile & analytics
OFF-MARKET
Estimated value
$3,075,000
Office Spaces
101 Good Dr Lancaster, PA 17603-4349
Entity Owned
~
Est. High Equity
Property ID
US73-1182220
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1997
Construction
BRICK
Total area
14,452 SF
Lot
1.9 ac (82,764 SF)
Zoning code
CO
APN
290-05715-0-0000
UPID
US73-1182220
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
-
Community Insurance Insurance Agency
-
Christopher Laseter, DO Alternative Medicine Practice Physician
-
AO Orthopedics Inc Physician
-
Caring Hospice Services of Central PA Nursing Home
-
Helping Hands Family - ABA Therapy Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.76M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.08M
Owner & transaction history
Winterberry LLC
Winterberry LLC
since 2025
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
CO · Lancaster, 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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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%
$2,990,000
6.5%
$2,760,000
7%
$2,565,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,745,000
Current use
MEDICAL BUILDING
$3,290,000
Change: -12% · Conversion: Easy
RETAIL STORES
$3,145,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$3.08M
Range $2.77M – $3.38M · ±10% · vs last sale $2.10M (Aug 7 2025)
Last sale anchor
$2.10M
Aug 7 2025
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
$213 / 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
$32,292
Tax year 2024
Assessed value
$1,494,300
Assessed 2024
Previous assessed
$1,494,300
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$475,000
Assessed improvement
$1,019,300
Land market value
$475,000
Improvement market value
$1,019,300
Total market value
$1,494,300
Applied tax rate
290.0000
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1997
Construction
BRICK
Heating
FORCED AIR
Stories
2
Total area
14,452 SF
Lot
1.9 ac (82,764 SF)
Zoning code
CO
APN
290-05715-0-0000
UPID
US73-1182220
Jurisdiction
LANCASTER
Zoning & alternative use
CO · Lancaster, PA
Zoning CO · permitted uses
CO · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$3.1M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
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
1997
Construction
BRICK
Heating
FORCED AIR
Stories
2
Lot
1.9 ac
Current owner
From public records · entity-resolved
Winterberry LLC
Entity
Mailing address
101 GOOD DR, LANCASTER, PA 17603-4349
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Nov 7, 2025
$2,100,000
Winterberry LLC
Francis V Schwenk
Deed
$1,890,000 · Francis Schwenk
—
—
Francis V Schwenk
—
Deed Of Trust
related
$700,000 · National Penn Bank
—
—
Francis V Schwenk
—
Deed Of Trust
related
$1,700,000 · National Penn Bank
—
—
Francis V Schwenk
—
Deed Of Trust
related
$1,100,000 · Bank Of Lancaster County NA
—
—
Francis V Schwenk
—
Deed Of Trust
related
$40,000 · Bank Of Lancaster County NA
—
—
Francis V Schwenk
—
Deed Of Trust
related
$1,850,000 · Hometowne Heritage Bank
—
—
Francis V Schwenk
—
Deed Of Trust
related
$300,000 · Hometowne Heritage 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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