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Property profile & analytics
OFF-MARKET
Estimated value
$2,700,000
High-rise multifamily apartments
11 York St Hanover, PA 17331-3103
Entity Owned
6-yr Hold
Free & Clear
Property ID
US73-0610913
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1926
Total area
30,396 SF
Lot
0.23 ac (10,193 SF)
Zoning code
CM
APN
67-000-05-0465.00-00000
UPID
US73-0610913
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
-
McAllister's on York Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.05M
Blend (final)
Blend
$2.70M
Owner & transaction history
Llyes Holdings 2 LLC · 6 yrs held
Llyes Holdings 2 LLC
since 2020
3 recorded transactions
Zoning & alternative use
CM · Hanover, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.3M
+50.3%
Auto repair, garage
$3.0M
+39.6%
Restaurant
$2.9M
+33.5%
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 Hanover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hanover 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
APARTMENT HOUSE (5+ UNITS)
$2,165,000
Current use
COMMERCIAL (GENERAL)
$3,255,000
Change: +50% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,020,000
Change: +40% · Conversion: Difficult
RESTAURANT
$2,890,000
Change: +34% · Conversion: Difficult
OFFICE BUILDING
$2,560,000
Change: +18% · Conversion: Moderate
MEDICAL BUILDING
$2,235,000
Change: +3% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,815,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$2.70M
Range $2.43M – $2.97M · ±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
$89 / 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
$60,754
Tax year 2024
Assessed value
$1,672,290
Assessed 2024
Previous assessed
$1,672,290
+0.0% YoY
Effective rate
3.63%
On assessed value
Assessed land
$59,280
Assessed improvement
$1,613,010
Land market value
$59,280
Improvement market value
$1,613,010
Total market value
$1,672,290
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1926
Heating
HOT WATER
Cooling
WINDOW A/C
Stories
5
Total area
30,396 SF
Lot
0.23 ac (10,193 SF)
Zoning code
CM
APN
67-000-05-0465.00-00000
UPID
US73-0610913
Jurisdiction
YORK
Zoning & alternative use
CM · Hanover, PA
Zoning CM · permitted uses
CM · Hanover, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hanover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.0M
RESTAURANT
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1926
Heating
HOT WATER
Cooling
Yes
Stories
5
Lot
0.23 ac
Current owner
From public records · entity-resolved
Llyes Holdings 2 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
5 CODORUN LN, YORK, PA 17408-9601
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2020
—
Ilyes Holdings 2 LLC
—
Deed
related
$350,000 · Univest Bank & Trust Co
Apr 15, 2020
—
Llyes Holdings 2 LLC
Redevelopment Authority Of The Cn
Grant Deed
—
Mar 29, 2019
—
Redevelopment Authority Of Cnty Of
M Calister Inn Associates
Deed
$2,357,915 · Northwest 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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