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Property profile & analytics
OFF-MARKET
Estimated value
$4,730,000
Retail space
1650 Menoher Blvd Johnstown, PA 15905-2058
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-3238018
Property summary
AI-generated overview
This exceptional investment opportunity presents a fee-simple interest in a 13,627 square-foot CVS Pharmacy in Johnstown, Pennsylvania. The property, built in 2015, sits on over 1.8 acres at a signalized intersection of Goucher Street and Menoher Boulevard, approximately 60 miles from Pittsburgh. The single-tenant, absolute NNN lease with CVS Pharmacy boasts a remaining term of 16.2 years, expiring January 31, 2041. The current annual rent is $227,079, with three ten-year renewal options
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Lot
1.8 ac (78,408 SF)
APN
066 107467
UPID
US73-3238018
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
-
CVS Photo (Bike/Boat/Book/etc) Store
-
CVS Pharmacy Pharmacy
-
CVS Pharmacy
-
Buy Bitcoin Crypto Atm
-
Neely Polo Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.73M
Owner & transaction history
Where Do You Summer LLC · 4 yrs held
Where Do You Summer LLC
since 2022
Last sale
$4.9M
2 recorded transactions
Zoning & alternative use
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 Johnstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Johnstown 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
$4,550,000
ML approach
$4,465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.73M
Range $4.26M – $5.20M · ±10% · vs last sale $4.95M (Jan 4 2022)
Last sale anchor
$4.95M
Jan 4 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
—
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
$102,031
Tax year 2024
Assessed value
$715,000
Assessed 2024
Previous assessed
$248,520
+187.7% YoY
Effective rate
14.27%
On assessed value
Assessed land
$36,960
Assessed improvement
$678,040
Land market value
$36,960
Improvement market value
$678,040
Total market value
$715,000
Applied tax rate
66.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2015
Heating
NONE
Lot
1.8 ac (78,408 SF)
APN
066 107467
UPID
US73-3238018
Jurisdiction
CAMBRIA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2015
Heating
NONE
Lot
1.8 ac
Current owner
From public records · entity-resolved
Where Do You Summer LLC
Entity
Mailing address
PO BOX 1610, COCKEYSVILLE, MD 21030-7610
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2022
$4,949,820
Where Do You Summer LLC
Bhs Penna LLC
Deed
$3,422,000 · Bank Of America NA
Jan 3, 2019
—
Bhs Pennsylvania LLC
Dbd Nocigs LLC
Quit Claim Deed
related
$4,005,000 · Morgan Stanley Credit Corp
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.
Try Rey
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