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Property profile & analytics
OFF-MARKET
Estimated value
$8,485,000
Assisted living facilities
1020 Un St Middletown, PA 17057-2158
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1258804
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1976
Total area
119,325 SF
Lot
19.72 ac (858,829 SF)
APN
42-001-003
UPID
US73-1258804
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
$6.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.49M
Owner & transaction history
1020 N Union Street LLC · 4 yrs held
1020 N Union Street LLC
since 2021
Last sale
$9.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.1M
+20.3%
Restaurant
$11.7M
+16.7%
Retail stores
$10.5M
+4.1%
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 Middletown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middletown 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
$7,460,000
ML approach
$6,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$10,055,000
Current use
AUTO REPAIR, GARAGE
$12,095,000
Change: +20% · Conversion: Difficult
RESTAURANT
$11,730,000
Change: +17% · Conversion: Difficult
RETAIL STORES
$10,465,000
Change: +4% · Conversion: Difficult
MEDICAL BUILDING
$10,255,000
Change: +2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,975,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$8,940,000
Change: -11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,730,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$8.49M
Range $7.64M – $9.33M · ±10% · vs last sale $9.76M (Dec 2 2021)
Last sale anchor
$9.76M
Dec 2 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
$71 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$463,264
Tax year 2023
Assessed value
$11,236,900
Assessed 2024
Previous assessed
$11,236,900
+0.0% YoY
Effective rate
4.12%
On assessed value
Assessed land
$3,430,600
Assessed improvement
$7,806,300
Land market value
$3,430,600
Improvement market value
$7,806,300
Total market value
$11,236,900
Applied tax rate
40.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1976
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
119,325 SF
Lot
19.72 ac (858,829 SF)
APN
42-001-003
UPID
US73-1258804
Jurisdiction
DAUPHIN
Zoning & alternative use
Zoning · permitted uses
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$10.1M
AUTO REPAIR, GARAGE
Est. value
$12.1M
RESTAURANT
Est. value
$11.7M
RETAIL STORES
Est. value
$10.5M
MEDICAL BUILDING
Est. value
$10.3M
COMMERCIAL (GENERAL)
Est. value
$9.0M
OFFICE BUILDING
Est. value
$8.9M
INDUSTRIAL (GENERAL)
Est. value
$8.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1976
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
19.72 ac
Current owner
From public records · entity-resolved
1020 N Union Street LLC
Entity
Mailing address
50 CHESTNUT RDG RD STE #107, MONTVALE, NJ 07645-1823
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2021
$9,763,206
1020 N Union Street LLC
Tressler Lutheran Services
Special Warranty Deed
$3,000,000 · Popular Bank
Feb 1, 2019
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$500,000,000 · Manufacturers & Traders Tr
Oct 23, 2018
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$123,210,000 · Manufacturers & Traders Tr
Jun 30, 2016
—
Diakon Lutheran Social Ministr
—
Deed
related
$34,780,000 · Manufacturers & Traders Tr
Apr 5, 2011
—
Lutheran Social Ministr
—
Deed Of Trust
related
$43,845,489 · Manufacturers & Traders Trust
Dec 11, 2009
—
Diakon Lutheran Social Ministr
—
Deed Of Trust
related
$123,210,000 · Manufacturers & Traders Tr
Jan 30, 2007
—
Lutheran Social Ministr
—
Deed Of Trust
related
$300,000,000 · Manufacturers Traders & Trust
—
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$8,750,000 · Manufacturers & Traders Tr
—
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$8,750,000 · Manufacturers & Traders Tr
—
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$123,210 · Manufacturers & Traders Tr
—
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$147,545,000 · Manufacturers & Traders Tr
—
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$147,545,000 · Manufacturers & Traders Tr
—
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$34,780,000 · Manufacturers & Traders Tr
—
—
Diakon Lutheran Social Ministr
—
Loan Modification
related
$34,780,000 · Manufacturers & Traders Tr
—
—
Lutheran Social Ministr
—
Loan Modification
related
$500,000,000 · Manufacturers Traders & Trust
—
—
Tressler Lutheran Services
—
Deed Of Trust
related
$123,000,000 · Manufacturers & Traders Tr
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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