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Property profile & analytics
OFF-MARKET
Estimated value
$1,745,000
Warehouses
106 Boehms Rd Willow Street, PA 17584-9716
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-4332704
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2006
Construction
STEEL FRAME
Total area
13,400 SF
Lot
2.5 ac (108,900 SF)
APN
510-29820-0-0000
UPID
US73-4332704
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
-
Preferred Self Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.98M
Comparable Approach
Comparable
$1.50M
Blend (final)
Blend
$1.75M
Owner & transaction history
Preferred Self Storage LP · 4 yrs held
Preferred Self Storage LP
since 2022
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+59.5%
Medical building
$2.7M
+58.6%
Auto repair, garage
$2.2M
+31.1%
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 Willow Street submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Street 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%
$2,140,000
6.5%
$1,975,000
7%
$1,835,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,700,000
Current use
RESTAURANT
$2,715,000
Change: +60% · Conversion: Difficult
MEDICAL BUILDING
$2,700,000
Change: +59% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,230,000
Change: +31% · Conversion: Easy
RETAIL STORES
$2,160,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$1.75M
Range $1.57M – $1.92M · ±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
$130 / 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
$28,074
Tax year 2024
Assessed value
$1,252,500
Assessed 2024
Previous assessed
$1,252,500
+0.0% YoY
Effective rate
2.24%
On assessed value
Assessed land
$91,000
Assessed improvement
$1,161,500
Land market value
$91,000
Improvement market value
$1,161,500
Total market value
$1,252,500
Applied tax rate
510.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2006
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Total area
13,400 SF
Lot
2.5 ac (108,900 SF)
APN
510-29820-0-0000
UPID
US73-4332704
Jurisdiction
LANCASTER
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
WAREHOUSE, STORAGE Current
Est. value
$1.7M
RESTAURANT
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.2M
RETAIL STORES
Est. value
$2.2M
WAREHOUSE, STORAGE Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2006
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Lot
2.5 ac
Current owner
From public records · entity-resolved
Preferred Self Storage LP
Entity
Mailing address
1854 LINCOLN HWY E, LANCASTER, PA 17602-3344
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2022
—
Preferred Self Storage LP
—
Deed
related
$550,000 · Univest Bank & Trust Co
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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