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Property profile & analytics
OFF-MARKET
Estimated value
$26,880,000
Outlet malls
1906 Keystone Dr 1930 Erie, PA 16509-7702
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-2079237
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1995
Construction
FRAME
Total area
198,102 SF
Lot
27.63 ac (1,203,519 SF)
Zoning code
B1
APN
40-005-019.0-104.00
UPID
US73-2079237
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
-
Kohl's Department Store
-
SEPHORA at Kohl's Erie Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$34.37M
Comparable Approach
Comparable
$20.34M
Blend (final)
Blend
$26.88M
Owner & transaction history
B33 Beach Street II LLC · 4 yrs held
B33 Beach Street II LLC
since 2021
Last sale
$31.1M
7 recorded transactions
Zoning & alternative use
B1 · Erie, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$16.3M
+0.3%
Restaurant
$16.3M
+0.3%
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 Erie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Erie 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
$26,465,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$37,235,000
6.5%
$34,370,000
7%
$31,915,000
Alternative Use
Use
Estimation
RETAIL STORES
$16,255,000
Current use
OFFICE BUILDING
$16,305,000
Change: +0% · Conversion: Easy
RESTAURANT
$16,295,000
Change: +0% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$16,170,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$26.88M
Range $24.19M – $29.57M · ±10% · vs last sale $31.12M (Oct 8 2021)
Last sale anchor
$31.12M
Oct 8 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
$136 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$335,415
Tax year 2023
Assessed value
$16,863,500
Assessed 2024
Previous assessed
$16,863,500
+0.0% YoY
Effective rate
1.99%
On assessed value
Assessed land
$4,519,800
Assessed improvement
$12,343,700
Land market value
$4,519,800
Improvement market value
$12,343,700
Total market value
$16,863,500
Applied tax rate
40.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1995
Construction
FRAME
Heating
NONE
Buildings
3
Stories
5
Total area
198,102 SF
Lot
27.63 ac (1,203,519 SF)
Zoning code
B1
APN
40-005-019.0-104.00
UPID
US73-2079237
Jurisdiction
ERIE
Zoning & alternative use
B1 · Erie, PA
Zoning B1 · permitted uses
B1 · Erie, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Erie. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$16.3M
OFFICE BUILDING
Est. value
$16.3M
RESTAURANT
Est. value
$16.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$16.2M
RETAIL STORES Current
OFFICE BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1995
Construction
FRAME
Heating
NONE
Stories
5
Buildings
3
Lot
27.63 ac
Current owner
From public records · entity-resolved
B33 Beach Street II LLC
Entity
Mailing address
9330 W SAHARA AVE STE #270, LAS VEGAS, NV 89117-8828
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2021
$31,119,306
B33 Beach Street II LLC
Rvt Peach Street Square LLC
Special Warranty Deed
—
Mar 18, 2019
—
Rvt Peach Street Square I LLC
—
Grant Deed
related
$900,000,000 · Jp Morgan Chase Bk
Jul 5, 2018
—
Rvt Peach Street Square I LLC
—
Deed
related
$1,350,000,000 · Wilmington Tr N #2018-rvp (ce)
Feb 21, 2018
—
Rvt Peach Street Square I LLC
—
Grant Deed
related
$1,350,000,000 · Column Fin'l
Feb 16, 2018
$38,770,059
Rvt Peach Street Square I LLC
Ddr Corp
Grant Deed
—
May 1, 2001
—
Gs Erie LLC
—
Deed Of Trust
related
$156,000,000 · Secore Financial Corp
—
—
Rvt Peach Street Square I LLC
—
Loan Modification
related
$1,350,000,000 · Wilmington Tr N #2018-rvp (ce)
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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