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Property profile & analytics
OFF-MARKET
Estimated value
$12,255,000
Commercial real estate
1135 Dillerville Rd, Lancaster, PA 17601-3192
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-1266163
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
100,000 SF
Lot
11 ac (479,160 SF)
Zoning code
C3
APN
339-28770-0-0000
UPID
US73-1266163
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
-
Auntie Anne’s Pretzels Bakery (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.21M
Blend (final)
Blend
$12.26M
Owner & transaction history
Cruciger LP · 5 yrs held
Cruciger LP
since 2021
7 recorded transactions
Zoning & alternative use
C3 · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$12.26M
Range $11.03M – $13.48M · ±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
$123 / 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
$26,116
Tax year 2024
Assessed value
$660,000
Assessed 2024
Previous assessed
$660,000
+0.0% YoY
Effective rate
3.96%
On assessed value
Assessed land
$660,000
Land market value
$660,000
Total market value
$660,000
Applied tax rate
339.0000
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
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Status
Off-Market
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GRAVITY
Stories
1
Total area
100,000 SF
Lot
11 ac (479,160 SF)
Zoning code
C3
APN
339-28770-0-0000
UPID
US73-1266163
Jurisdiction
LANCASTER
Zoning & alternative use
C3 · Lancaster, PA
Zoning C3 · permitted uses
C3 · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GRAVITY
Stories
1
Lot
11 ac
Current owner
From public records · entity-resolved
Cruciger LP
Entity
Mailing address
PO BOX 261, AKRON, PA 17501-0261
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 24, 2021
—
Cruciger LP
—
Deed
related
$3,000,000 · Qnb Bank
Jun 4, 2021
$7,105,000
Cruciger LP
Shadow Lawn City Line LP
Deed
—
Jul 15, 2019
—
Shadow Lawn Cit Line LP
—
Grant Deed
related
$11,000,000 · S&t Bk
May 19, 2017
$2,259,500
Thermal Solutions Products LLC
Shadow Lawn City Line LP
Grant Deed
—
May 19, 2017
$2,490,500
Burnham LLC
Shadow Lawn City Line LP
Grant Deed
—
Apr 19, 2012
—
Shadow Lawn City Line LP
—
Deed Of Trust
related
$15,300,000 · Pnc Bank
Sep 28, 2010
—
Shadow Lawn City Line LP
Thermal Solutions Products LLC
Grant Deed
$7,696,000 · Graystone Bank
Dec 31, 2002
—
Thermal Solutions Products LLC
Burnham Corp
Grant Deed
related
—
—
—
Shadow Lawn City Line LP
—
Deed Of Trust
related
—
—
—
Shadow Lawn City Line LP
—
Deed Of Trust
related
$12,000,000 · Integrity Bank
—
—
Shadow Lawn City Line LP
—
Loan Modification
related
$2,000,000 · S&t Bk
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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