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Property profile & analytics
OFF-MARKET
Bars & Pubs
13973 Rte 19 Waterford, PA 16441-8213
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US73-0476612
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
2001
Construction
WOOD
Total area
4,912 SF
Lot
1.83 ac (79,497 SF)
Zoning code
A
APN
30-012-031.0-024.00
UPID
US73-0476612
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Daniel R Passerotti · 14 yrs held
Daniel R Passerotti
since 2012
6 recorded transactions
Zoning & alternative use
A · Waterford, 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 Waterford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterford 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$4,907
Tax year 2023
Assessed value
$235,900
Assessed 2024
Previous assessed
$235,900
+0.0% YoY
Effective rate
2.08%
On assessed value
Assessed land
$36,500
Assessed improvement
$199,400
Land market value
$36,500
Improvement market value
$199,400
Total market value
$235,900
Applied tax rate
30.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
2001
Construction
WOOD
Heating
NONE
Stories
7
Total area
4,912 SF
Lot
1.83 ac (79,497 SF)
Zoning code
A
APN
30-012-031.0-024.00
UPID
US73-0476612
Jurisdiction
ERIE
Zoning & alternative use
A · Waterford, PA
Zoning A · permitted uses
A · Waterford, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waterford. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2001
Construction
WOOD
Heating
NONE
Stories
7
Lot
1.83 ac
Current owner
From public records · entity-resolved
Daniel R Passerotti
Individual
Mailing address
2841 QUANCE RD, MCKEAN, PA 16426-2137
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2012
$450,000
Daniel R Passerotti
Hitchcock,robert K
Grant Deed
$300,000 · First Niagara Bank
Dec 29, 2011
—
Robert K Hitchcock
Hitchcock,robert K & Limei H
Quit Claim Deed
related
—
Oct 8, 2002
$40,000
John T Oliver
Fuller,elmer C & Susan M
Grant Deed
—
Jul 9, 2001
—
Robert K Hitchcock
Hitchcock,robert K
Quit Claim Deed
related
$200,000 · National Bank Of North East
—
—
Jeremy Hitchcock
—
Deed Of Trust
related
$50,000 · Mercer County State Bank
—
—
Robert K Hitchcock
—
Deed Of Trust
related
$65,000 · National Bank Of North East
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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