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Property profile & analytics
OFF-MARKET
Estimated value
$38,485,000
Warehouses
105 Willow Spgs Ln York, PA 17406-8511
Entity Owned
~
Est. High Equity
Property ID
US73-1456140
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2008
Total area
624,000 SF
Lot
50.3 ac (2,191,068 SF)
Zoning code
AG
APN
26-000-MH-0002.A0-00000
UPID
US73-1456140
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$38.49M
Owner & transaction history
105 Willow Springs LLC
105 Willow Springs LLC
since 2026
7 recorded transactions
Zoning & alternative use
AG · York, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$59.4M
+10.2%
Retail stores
$56.3M
+4.5%
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
WAREHOUSE, STORAGE
$53,840,000
Current use
AUTO REPAIR, GARAGE
$59,350,000
Change: +10% · Conversion: Easy
RETAIL STORES
$56,285,000
Change: +5% · Conversion: Moderate
OFFICE BUILDING
$53,015,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$47,740,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$38.49M
Range $34.64M – $42.33M · ±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
$62 / 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
$815,194
Tax year 2024
Assessed value
$23,391,510
Assessed 2024
Previous assessed
$23,391,510
+0.0% YoY
Effective rate
3.48%
On assessed value
Assessed land
$1,410,760
Assessed improvement
$21,980,750
Land market value
$1,410,760
Improvement market value
$21,980,750
Total market value
$23,391,510
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2008
Heating
FORCED AIR
Cooling
NONE
Total area
624,000 SF
Lot
50.3 ac (2,191,068 SF)
Zoning code
AG
APN
26-000-MH-0002.A0-00000
UPID
US73-1456140
Jurisdiction
YORK
Zoning & alternative use
AG · York, PA
Zoning AG · permitted uses
AG · 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
WAREHOUSE, STORAGE Current
Est. value
$53.8M
AUTO REPAIR, GARAGE
Est. value
$59.4M
RETAIL STORES
Est. value
$56.3M
OFFICE BUILDING
Est. value
$53.0M
COMMERCIAL (GENERAL)
Est. value
$47.7M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (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
2008
Heating
FORCED AIR
Cooling
Yes
Lot
50.3 ac
Current owner
From public records · entity-resolved
105 Willow Springs LLC
Entity
Mailing address
PO BOX 2980, CHICAGO, IL 60690-2980
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2026
—
105 Willow Springs LLC
Western York Willow Springs Dc LLC
Warranty Deed
—
Feb 20, 2024
—
Western York Willow Springs Dc LLC
—
Deed
related
$150,000,000 · Wells Fargo Bank NA
Nov 6, 2019
—
Western York-willow Springs Dc
—
Grant Deed
related
—
Jul 22, 2011
—
Iit York-willow Springs Dc LLC
—
Deed Of Trust
related
$83,945,000 · Great-west Life & Annuity Ins
Jun 24, 2011
$43,425,000
Iit York-willow Springs Dc LLC
Vif II Of York LP
Grant Deed
$26,055,000 · Great-west Life & Annuity Ins
Nov 13, 2007
—
Vif II Of York
—
Deed Of Trust
related
$22,312,862 · Bank Of America
Oct 25, 2007
$4,762,500
Vif II Of York
Brown,john D
Grant Deed
—
—
—
Western York-willow Springs Dc
—
Deed Of Trust
related
$1,928,000,000 · Column Fin'l
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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