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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Medical Office Space
120 Foxshire Dr Lancaster, PA 17601-3982
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US73-2612909
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1991
Construction
BRICK
Total area
6,024 SF
Lot
0.51 ac (22,216 SF)
Zoning code
B-1
APN
390-94304-0-0000
UPID
US73-2612909
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
-
New Horizons Counseling Services, Inc Medical Clinic
-
Destefano C Katherine Counselor
-
C Katherine Destefano Counselor Practitioner Service Location
-
Letitia Covaci Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$985k
Owner & transaction history
Destefano Cmnty Initiative LLC · 12 yrs held
Destefano Cmnty Initiative LLC
since 2013
5 recorded transactions
Zoning & alternative use
B-1 · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,465,000
6.5%
$1,350,000
7%
$1,255,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,370,000
Current use
RESTAURANT
$1,405,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$1,225,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±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
$164 / 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
$16,888
Tax year 2024
Assessed value
$780,500
Assessed 2024
Previous assessed
$780,500
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$189,600
Assessed improvement
$590,900
Land market value
$189,600
Improvement market value
$590,900
Total market value
$780,500
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
1991
Construction
BRICK
Heating
YES
Cooling
YES
Stories
2
Total area
6,024 SF
Lot
0.51 ac (22,216 SF)
Zoning code
B-1
APN
390-94304-0-0000
UPID
US73-2612909
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
$1.4M
RESTAURANT
Est. value
$1.4M
RETAIL STORES
Est. value
$1.2M
MEDICAL BUILDING Current
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
1991
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
2
Lot
0.51 ac
Current owner
From public records · entity-resolved
Destefano Cmnty Initiative LLC
Entity
Mailing address
120 FOXSHIRE DR, LANCASTER, PA 17601-3982
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2018
—
Destefano Cmnty Initiative LLC
—
Deed
related
$662,000 · Manufacturers Trade & Tr
Mar 12, 2018
—
Destefano Community Initiative LLC
—
Deed
related
$662,500 · M & T Bank
Dec 19, 2013
$810,000
Destefano Cmnty Initiative LLC
Theodoran,chris G & Anne M
Grant Deed
$421,000 · Community First Fund
—
—
Destefano Cmnty Initiative LLC
—
Deed Of Trust
related
$421,000 · Community First Fund
—
—
Destefano Cmnty Initiative LLC
—
Deed Of Trust
related
$662,000 · Manufacturers Trade & Tr
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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