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Property profile & analytics
OFF-MARKET
Estimated value
$1,620,000
Medical Office Space
108 Foxshire Dr Lancaster, PA 17601-3982
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-2518020
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1989
Construction
WOOD FRAME
Total area
7,264 SF
Lot
0.7 ac (30,492 SF)
Zoning code
B-1
APN
390-76005-0-0000
UPID
US73-2518020
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
$2.07M
CAP Approach
CAP
$1.63M
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.62M
Owner & transaction history
Regal Wealth Holdings LLC · 3 yrs held
Regal Wealth Holdings LLC
since 2023
Last sale
$1.6M
2 recorded transactions
Zoning & alternative use
B-1 · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.6M
+58.6%
Restaurant
$1.7M
+2.3%
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
$2,005,000
ML approach
$2,070,000
CAP Approach
CAP Return
Estimation
6%
$1,765,000
6.5%
$1,630,000
7%
$1,515,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,655,000
Current use
COMMERCIAL (GENERAL)
$2,620,000
Change: +59% · Conversion: Easy
RESTAURANT
$1,690,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$1,475,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.62M
Range $1.46M – $1.78M · ±10% · vs last sale $1.55M (Jul 7 2023)
Last sale anchor
$1.55M
Jul 7 2023
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
$223 / 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
$22,801
Tax year 2024
Assessed value
$1,053,800
Assessed 2024
Previous assessed
$1,053,800
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$216,000
Assessed improvement
$837,800
Land market value
$216,000
Improvement market value
$837,800
Total market value
$1,053,800
Applied tax rate
390.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1989
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
2
Total area
7,264 SF
Lot
0.7 ac (30,492 SF)
Zoning code
B-1
APN
390-76005-0-0000
UPID
US73-2518020
Jurisdiction
LANCASTER
Zoning & alternative use
B-1 · Lancaster, PAZoning B-1 · permitted uses
B-1 · Lancaster, PA
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
MEDICAL BUILDING Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
RESTAURANT
Est. value
$1.7M
RETAIL STORES
Est. value
$1.5M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1989
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
2
Lot
0.7 ac
Current owner
From public records · entity-resolved
Regal Wealth Holdings LLC
Entity
Mailing address
108 FOXSHIRE DR, LANCASTER, PA 17601-3982
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2023
$1,550,000
Regal Wealth Holdings LLC
Gay E Despard
Deed
—
—
—
Gay E Despard
—
Deed Of Trust
related
$750,000 · Fulton 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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