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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Grocery and convenience stores
169 State Rte 14 Trout Run, PA 17771-9297
Individually Owned
17-yr Hold
~
Est. High Equity
Property ID
US73-3665410
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2018
Total area
6,563 SF
Lot
1.22 ac (53,143 SF)
Zoning code
RES
APN
24+,001.0-0703.00-000+
UPID
US73-3665410
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
$591k
Blend (final)
Blend
$580k
Owner & transaction history
Gurparkash S Sandhoo · 17 yrs held
Gurparkash S Sandhoo
since 2008
4 recorded transactions
Zoning & alternative use
RES · Trout Run, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$795,000
+27.3%
Office building
$780,000
+24.8%
Restaurant
$750,000
+20.4%
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 Trout Run submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Trout Run 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$625,000
Current use
COMMERCIAL (GENERAL)
$795,000
Change: +27% · Conversion: Easy
OFFICE BUILDING
$780,000
Change: +25% · Conversion: Easy
RESTAURANT
$750,000
Change: +20% · Conversion: Easy
MEDICAL BUILDING
$700,000
Change: +12% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$685,000
Change: +10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$575,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±10%
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
$88 / 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
$16,136
Tax year 2024
Assessed value
$642,050
Assessed 2024
Previous assessed
$642,050
+0.0% YoY
Effective rate
2.51%
On assessed value
Assessed land
$36,600
Assessed improvement
$605,450
Land market value
$36,600
Improvement market value
$605,450
Total market value
$642,050
Applied tax rate
24.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2018
Heating
NONE
Total area
6,563 SF
Lot
1.22 ac (53,143 SF)
Zoning code
RES
APN
24+,001.0-0703.00-000+
UPID
US73-3665410
Jurisdiction
LYCOMING
Zoning & alternative use
RES · Trout Run, PA
Zoning RES · permitted uses
RES · Trout Run, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Trout Run. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$625,000
COMMERCIAL (GENERAL)
Est. value
$795,000
OFFICE BUILDING
Est. value
$780,000
RESTAURANT
Est. value
$750,000
MEDICAL BUILDING
Est. value
$700,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$685,000
AUTO REPAIR, GARAGE
Est. value
$575,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2018
Heating
NONE
Lot
1.22 ac
Current owner
From public records · entity-resolved
Gurparkash S Sandhoo
Individual
Mailing address
165 LAMONT DR, COGAN STATION, PA 17728-9132
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2025
—
Gurparkash S Sandhoo
—
Deed
related
$1,400,000 · The Fidelity Deposit & Discount Bank
Nov 14, 2018
—
Gurparkash Sandhoo
—
Deed
related
$2,072,000 · Fulton Bank NA
Jul 10, 2018
—
Jaspreet K Sandhoo
—
Deed
related
$300,000 · Fnb Bank NA
Sep 9, 2008
$500,000
Gurparkash S Sandhoo
Glen D Waltz
Deed
$300,000 · Glen Waltz
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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