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Property profile & analytics
OFF-MARKET
Estimated value
$2,810,000
Retail space
1620 Queen St York, PA 17403-4637
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1975567
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Total area
17,417 SF
Lot
1.23 ac (53,753 SF)
Zoning code
RS
APN
48-000-22-0147.C0-00000
UPID
US73-1975567
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
-
Mindi Weikert-Kauffman, Realtor, Keller Williams Keystone Realty Real Estate Agency
-
Paragon Engineering Services, Inc. Engineering Consultant
-
Marshall Homes of York Real Estate Agency
-
Buy Sell PA Real Estate Agency
-
Nick Feudale, Keller Williams Keystone Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.89M
CAP Approach
CAP
$3.20M
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$2.81M
Owner & transaction history
Better Choice Real Estate LLC · 4 yrs held
Better Choice Real Estate LLC
since 2022
Last sale
$2.8M
1 recorded transaction
Zoning & alternative use
RS · York, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+101.4%
Medical building
$1.9M
+6.5%
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 York submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs York 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
$2,795,000
ML approach
$2,890,000
CAP Approach
CAP Return
Estimation
6%
$3,465,000
6.5%
$3,195,000
7%
$2,970,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,780,000
Current use
RESTAURANT
$3,585,000
Change: +101% · Conversion: Easy
MEDICAL BUILDING
$1,895,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$2.81M
Range $2.53M – $3.09M · ±10% · vs last sale $2.78M (May 23 2022)
Last sale anchor
$2.78M
May 23 2022
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
$161 / 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
$43,016
Tax year 2024
Assessed value
$1,166,510
Assessed 2024
Previous assessed
$1,166,510
+0.0% YoY
Effective rate
3.69%
On assessed value
Assessed land
$192,490
Assessed improvement
$974,020
Land market value
$192,490
Improvement market value
$974,020
Total market value
$1,166,510
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1978
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
17,417 SF
Lot
1.23 ac (53,753 SF)
Zoning code
RS
APN
48-000-22-0147.C0-00000
UPID
US73-1975567
Jurisdiction
YORK
Zoning & alternative use
RS · York, PA
Zoning RS · permitted uses
RS · York, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
York. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
RESTAURANT
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$1.9M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
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
1978
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Better Choice Real Estate LLC
Entity
Mailing address
2 APPLE HL LN, YORK, PA 17402-9372
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2022
$2,775,000
Better Choice Real Estate LLC
Karen Braun Lanpher
Deed
$2,592,000 · First Citizens Community Bank
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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