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Property profile & analytics
OFF-MARKET
Estimated value
$1,480,000
Office Spaces
113 115th S Market St Elizabethtown, PA 17022
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-0591857
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1890
Construction
FRAME
Total area
6,576 SF
Lot
0.15 ac (6,534 SF)
Zoning code
CBD
APN
250-69602-0-0000
UPID
US73-0591857
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
$1.26M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.48M
Owner & transaction history
Black Bear Etown Properties LLC · 4 yrs held
Black Bear Etown Properties LLC
since 2021
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
CBD · Elizabethtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
CBD CENTRAL BUSINESS DISTRICT § 901 Intended Purpose. § 902 Permitted Uses. § 903 Special Exceptions. § 904 Accessory Uses. § 905 Conditional Uses. § 906 Use Restrictions. § 907 Conversion of Accessory Structures into Residential Units.
Zone name
Central Business District
General category
COMMERCIAL
Zone area
46.08 ac
Top alternative use upside
Restaurant
$1.3M
+26.7%
Medical building
$1.3M
+26.0%
Auto repair, garage
$1.1M
+4.2%
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 Elizabethtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Elizabethtown 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%
$1,360,000
6.5%
$1,255,000
7%
$1,165,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,050,000
Current use
RESTAURANT
$1,335,000
Change: +27% · Conversion: Difficult
MEDICAL BUILDING
$1,325,000
Change: +26% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,095,000
Change: +4% · Conversion: Difficult
RETAIL STORES
$1,045,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$1.48M
Range $1.33M – $1.63M · ±10% · vs last sale $1.50M (Dec 30 2021)
Last sale anchor
$1.50M
Dec 30 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
$225 / 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
$7,505
Tax year 2024
Assessed value
$267,300
Assessed 2024
Previous assessed
$267,300
+0.0% YoY
Effective rate
2.81%
On assessed value
Assessed land
$65,100
Assessed improvement
$202,200
Land market value
$65,100
Improvement market value
$202,200
Total market value
$267,300
Applied tax rate
250.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1890
Construction
FRAME
Heating
HOT WATER
Stories
2
Units
4
Total area
6,576 SF
Lot
0.15 ac (6,534 SF)
Zoning code
CBD
APN
250-69602-0-0000
UPID
US73-0591857
Jurisdiction
LANCASTER
Zoning & alternative use
CBD · Elizabethtown, PAZoning CBD · permitted uses
CBD · Elizabethtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
CBD CENTRAL BUSINESS DISTRICT § 901 Intended Purpose. § 902 Permitted Uses. § 903 Special Exceptions. § 904 Accessory Uses. § 905 Conditional Uses. § 906 Use Restrictions. § 907 Conversion of Accessory Structures into Residential Units.
Zone name
Central Business District
General category
COMMERCIAL
Zone area
46.08 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL) 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
1890
Construction
FRAME
Heating
HOT WATER
Stories
2
Units
4
Lot
0.15 ac
Current owner
From public records · entity-resolved
Black Bear Etown Properties LLC
Entity
Mailing address
28 S MARKET ST, ELIZABETHTOWN, PA 17022-2300
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2025
—
Black Bear Etown Properties LLC
—
Deed
related
$725,000 · 1st Federal Credit Union
May 12, 2022
—
Black Bear Etown Properties LLC
—
Deed
related
$300,000 · Members 1st FCU
Dec 30, 2021
$1,500,000
Black Bear Etown Properties LLC
John J Auciello
Deed
$1,500,000 · Members 1st FCU
May 31, 2017
—
John J Auciello
—
Deed
related
$285,000 · First National Bank Of Pennsylvania
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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