Individually Owned Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1963
Construction
BRICK
Total area
4,888 SF
Lot
0.31 ac (13,504 SF)
Zoning code
HC
APN
290-32122-0-0000
UPID
US73-0313814
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
-
Car Rental Facility
-
Grocery & Convenience Store Food Market
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$620k
Owner & transaction history
since 2016
2 recorded transactions
Zoning & alternative use
HC · Lancaster, PA
Zoning description
Parking garages. Parking garages shall be permitted as uses by right as accessory uses in the HC District and may be located on a separate lot from HC District uses. Parking facilities shall comply with the requirement o…
General category
CIVIC_INSTITUTIONAL
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
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 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$620k
Value range
$558k – $682k
±10% around blend
Estimated value / SF
$127 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
$558k
blend $620k
$682k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,888 SF
Lot area
0.31 ac
Year built
1963
Stories
2
APN
290-32122-0-0000
Zoning
HC
Assessed value
$351,600
Annual tax
$7,598
3
Income approach: direct capitalization
Partial preview
Income approach indication
$935k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.01M
@ 6.5% CAP return
$935k
@ 7% CAP return
$865k
4
Sales comparison
Partial preview
Sales approach indication
$685k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.4 mi away · 4,249 SF
4.4 mi away · 3,599 SF
8.4 mi away · 3,968 SF
9.9 mi away · 3,952 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$620k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 84 sales
$259
-51%
Submarket 213 sales
$291
-56%
County 388 sales
$244
-48%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $127/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
9.80%
Implied, in-place cap rate for this office spaces
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 · 9.80%
9.0%
NOI (est.)
$25k *
* 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$251k
Move the market yield to see immediate price impact.
Value / SF
$51
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
9.30%9.80%10.30%
$22k
$238k
$226k
$215k
$25k
$265k
$251k
$239k
$27k
$291k
$276k
$263k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$340k
1.8 mi · Dec 2025 · $99/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,598
Tax year 2024
Assessed value
$351,600
Assessed 2024
Previous assessed
$351,600
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$164,100
Assessed improvement
$187,500
Land market value
$164,100
Improvement market value
$187,500
Total market value
$351,600
Applied tax rate
290.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1963
Construction
BRICK
Heating
YES
Cooling
YES
Stories
2
Total area
4,888 SF
Lot
0.31 ac (13,504 SF)
Zoning code
HC
APN
290-32122-0-0000
UPID
US73-0313814
Jurisdiction
LANCASTER
Zoning & alternative use
HC · Lancaster, PAZoning HC · permitted uses
HC · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Parking garages. Parking garages shall be permitted as uses by right as accessory uses in the HC District and may be located on a separate lot from HC District uses. Parking facilities shall comply with the requirement o…
General category
CIVIC_INSTITUTIONAL
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
1963
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
2
Lot
0.31 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
HC
CIVIC_INSTITUTIONAL
Jurisdiction
Lancaster, PA
Recorded code
HC
Official district
HC
Official district profile
What the municipal code says about HC
Zoning description
Parking garages. Parking garages shall be permitted as uses by right as accessory uses in the HC District and may be located on a separate lot from HC District uses. Parking facilities shall comply with the requirement o…
General category
CIVIC_INSTITUTIONAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HC in Lancaster, PA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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