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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Office buildings
1720 Sycamore Rd Montoursville, PA 17754-9306
Entity Owned
3-yr Hold
Free & Clear
Property ID
US73-3114197
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Total area
8,803 SF
Lot
3.29 ac (143,312 SF)
Zoning code
COMM
APN
26+,350.0-0104.A+-000+
UPID
US73-3114197
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
$670k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$1.03M
Owner & transaction history
Freebird Partners LLC · 3 yrs held
Freebird Partners LLC
since 2023
Last sale
$1.2M
1 recorded transaction
Zoning & alternative use
COMM · Montoursville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.1M
+14.0%
Commercial (general)
$1.0M
+5.1%
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 Montoursville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montoursville 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
$740,000
ML approach
$670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$975,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,110,000
Change: +14% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,025,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±10% · vs last sale $1.20M (Apr 5 2023)
Last sale anchor
$1.20M
Apr 5 2023
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
$116 / 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
$19,805
Tax year 2024
Assessed value
$886,110
Assessed 2024
Previous assessed
$886,110
+0.0% YoY
Effective rate
2.24%
On assessed value
Assessed land
$88,880
Assessed improvement
$797,230
Land market value
$88,880
Improvement market value
$797,230
Total market value
$886,110
Applied tax rate
26.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1993
Heating
NONE
Total area
8,803 SF
Lot
3.29 ac (143,312 SF)
Zoning code
COMM
APN
26+,350.0-0104.A+-000+
UPID
US73-3114197
Jurisdiction
LYCOMING
Zoning & alternative use
COMM · Montoursville, PA
Zoning COMM · permitted uses
COMM · Montoursville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montoursville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$975,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
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
1993
Heating
NONE
Lot
3.29 ac
Current owner
From public records · entity-resolved
Freebird Partners LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1720 SYCAMORE RD, MONTOURSVILLE, PA 17754-9306
Ownership since
2023
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
Apr 5, 2023
$1,200,000
Freebird Partners LLC
Loyalsock Township School District
Deed
—
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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