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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Turn key restaurants
171 Crooked Crk Dm Rd Ford City, PA 16226-4111
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US73-0682712
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2015
Total area
5,792 SF
Lot
3.96 ac (172,498 SF)
APN
05-0-001150
UPID
US73-0682712
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
-
Ryan's Creek House Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$430k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$667k
Blend (final)
Blend
$550k
Owner & transaction history
Rysc Entertainment LLC · 13 yrs held
Rysc Entertainment LLC
since 2012
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$695,000
+56.9%
Auto repair, garage
$530,000
+19.5%
Office building
$485,000
+9.9%
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 Ford City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ford City 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
$430,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$440,000
Current use
RETAIL STORES
$695,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$530,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$485,000
Change: +10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$375,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$95 / 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
$39,810
Tax year 2024
Assessed value
$470,010
Assessed 2024
Previous assessed
$470,010
+0.0% YoY
Effective rate
8.47%
On assessed value
Assessed land
$240,080
Assessed improvement
$229,930
Land market value
$685,950
Improvement market value
$656,950
Total market value
$1,342,900
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2015
Heating
NONE
Stories
1
Bathrooms
1
Total area
5,792 SF
Lot
3.96 ac (172,498 SF)
APN
05-0-001150
UPID
US73-0682712
Jurisdiction
ARMSTRONG
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$440,000
RETAIL STORES
Est. value
$695,000
AUTO REPAIR, GARAGE
Est. value
$530,000
OFFICE BUILDING
Est. value
$485,000
COMMERCIAL (GENERAL)
Est. value
$375,000
RESTAURANT Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2015
Heating
NONE
Stories
1
Bathrooms
1
Lot
3.96 ac
Current owner
From public records · entity-resolved
Rysc Entertainment LLC
Entity
Mailing address
138 APPLEBY PARK RD, FORD CITY, PA 16226-9201
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2018
—
Rysc Entertainment LLC
—
Deed
related
$260,000 · Elderton State Bank
Jun 29, 2017
—
Rysc Entertainment LLC
—
Deed
related
$186,000 · Elderton State Bank
Jun 7, 2017
—
Rysc Entertainment LLC
—
Deed
related
$140,000 · Elderton State Bank
Nov 30, 2012
$74,836
Rysc Entertainment LLC
S & T Bk
Grant Deed
$78,294 · Farmers & Merchants Bank
Aug 22, 2012
$46,457
S Bk
Sheriff Of Armstrong County
Trustees Deed
related
—
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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