New search
Property profile & analytics
FOR LEASE
Retail space
175 N Hills Rd York, PA 17402
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-0529649
For Lease
1 / 2
$2,370,000
175 N Hills Rd, York, PA 17402
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1941
Total area
9,860 SF
Lot
1.85 ac (80,586 SF)
Zoning code
C-H
APN
46-000-01-0352.00-00000
UPID
US73-0529649
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
$2.25M
CAP Approach
CAP
$1.81M
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$2.37M
Owner & transaction history
Round The Clock Diner & Coffee Shop · 4 yrs held
Round The Clock Diner & Coffee Shop
since 2021
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
C-H · York, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+32.2%
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 York submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs York 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
$2,340,000
ML approach
$2,245,000
CAP Approach
CAP Return
Estimation
6%
$1,960,000
6.5%
$1,810,000
7%
$1,680,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,535,000
Current use
RESTAURANT
$2,030,000
Change: +32% · Conversion: Easy
Blend value · Realmo final
$2.37M
Range $2.13M – $2.61M · ±10% · vs last sale $2.45M (Dec 23 2021)
Last sale anchor
$2.45M
Dec 23 2021
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
$240 / 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
$22,887
Tax year 2024
Assessed value
$778,730
Assessed 2024
Previous assessed
$778,730
+0.0% YoY
Effective rate
2.94%
On assessed value
Assessed land
$412,880
Assessed improvement
$365,850
Land market value
$412,880
Improvement market value
$365,850
Total market value
$778,730
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
For Lease
Year built
1941
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
9,860 SF
Lot
1.85 ac (80,586 SF)
Zoning code
C-H
APN
46-000-01-0352.00-00000
UPID
US73-0529649
Jurisdiction
YORK
Zoning & alternative use
C-H · York, PA
Zoning C-H · permitted uses
C-H · York, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
York. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.0M
RETAIL STORES Current
RESTAURANT
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
1941
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.85 ac
Current owner
From public records · entity-resolved
Round The Clock Diner & Coffee Shop
Individual
Mailing address
222 ARSENAL RD, YORK, PA 17402-1951
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2022
—
Round The Clock Diner & Coffee Shop
—
Deed
related
$1,450,000 · Peoples Bank
Dec 23, 2021
$2,450,000
Round The Clock Diner & Coffee Shop
Benrus L Stambaugh II
Deed
$1,450,000 · Benrus Stambaugh
Dec 3, 2019
—
G & S Rentals Partners
—
Deed
related
$2,800,000 · York Traditions Bank
Sep 22, 2017
—
G & S Rentals Partners
—
Deed
related
$2,000,000 · York Traditions Bank
Apr 27, 2009
$400,000
Benrus L Stambaugh II
Gohn,jeffrey L
Grant Deed
—
—
—
G Partners
—
Deed Of Trust
related
$450,000 · York Traditions Bank
—
—
G & S Rentals Partners
—
Loan Modification
related
$400,000 · York Traditions Bk
—
—
Benrus L Stambaugh II
—
Deed Of Trust
related
$300,000 · Jeffrey L Gohn
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
