13777 Rdg Rd West Springfield, PA 16443-9449
Entity Owned
6-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.32M
Range $1.19M – $1.45M (±10%)
Implied cap rate
7.80%
In-place · NOI ÷ last sale
Property ID
US73-1087329
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2018
Construction
WOOD FRAME
Total area
9,100 SF
Lot
1.08 ac (47,045 SF)
Zoning code
C1
APN
39-015-044.0-003.00
UPID
US73-1087329
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bank Credit Union
-
Discount Store
-
Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.27M
CAP Approach
CAP
$1.58M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.32M
Owner & transaction history
since 2020
Last sale
$1.3M
2 recorded transactions
Zoning & alternative use
C1 · West Springfield, PA
Top alternative use upside
Apartment house (5+ units)
$800,000
+23.0%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.32M
Value range
$1.19M – $1.45M
±10% around blend
Estimated value / SF
$145 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
60
$1.19M
blend $1.32M
$1.45M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,100 SF
Lot area
1.08 ac
Year built
2018
Stories
1
APN
39-015-044.0-003.00
Assessed value
$423,400
Annual tax
$7,855
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.58M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.71M
@ 6.5% CAP return
$1.58M
@ 7% CAP return
$1.47M
4
Sales comparison
Partial preview
Sales approach indication
$522k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
18.9 mi away · 7,534 SF
20.6 mi away · 6,970 SF
21.4 mi away · 8,072 SF
23.4 mi away · 7,380 SF
24.6 mi away · 9,020 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.32M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 180 sales
$72
+102%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $145/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+23%
vs current-use indication
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
7.80%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.80%
9.0%
NOI (est.)
$91k *
Last sale · Mar 2020
$1.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.17M
Move the market yield to see immediate price impact.
Value / SF
$128
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.30%7.80%8.30%
$82k
$1.12M
$1.05M
$985k
$91k
$1.24M
$1.17M
$1.09M
$100k
$1.37M
$1.28M
$1.20M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$200k
8.7 mi · Jan 2026 · $28/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$7,855
Tax year 2023
Assessed value
$423,400
Assessed 2024
Previous assessed
$423,400
+0.0% YoY
Effective rate
1.86%
On assessed value
Assessed land
$70,600
Assessed improvement
$352,800
Land market value
$70,600
Improvement market value
$352,800
Total market value
$423,400
Applied tax rate
39.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2018
Construction
WOOD FRAME
Heating
NONE
Stories
1
Total area
9,100 SF
Lot
1.08 ac (47,045 SF)
Zoning code
C1
APN
39-015-044.0-003.00
UPID
US73-1087329
Jurisdiction
ERIE
Zoning & alternative use
C1 · West Springfield, PAZoning C1 · permitted uses
C1 · West Springfield, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2018
Construction
WOOD FRAME
Heating
NONE
Stories
1
Lot
1.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1
Jurisdiction
West Springfield, PA
Recorded code
C1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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