Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$48,180,000
Office Spaces
1921 Riv Rd Drumore, PA 17518-9789
Entity Owned
25-yr Hold
Free & Clear
Property ID
US73-1084454
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1968
Construction
CONCRETE
Total area
169,120 SF
Lot
1027.2 ac (44,744,832 SF)
Zoning code
A
APN
170-58136-0-0000
UPID
US73-1084454
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
$32.32M
Comparable Approach
Comparable
$66.47M
Blend (final)
Blend
$48.18M
Owner & transaction history
Exelon Generation Co LLC · 25 yrs held
Exelon Generation Co LLC
since 2001
1 recorded transaction
Zoning & alternative use
A · Drumore, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Drumore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Drumore 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%
$35,010,000
6.5%
$32,315,000
7%
$30,005,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$41,305,000
Current use
RESTAURANT
$34,270,000
Change: -17% · Conversion: Difficult
MEDICAL BUILDING
$34,075,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$48.18M
Range $43.36M – $53.00M · ±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
$285 / 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
$482,418
Tax year 2024
Assessed value
$30,000,000
Assessed 2024
Previous assessed
$30,000,000
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$2,109,300
Assessed improvement
$27,890,700
Land market value
$2,109,300
Improvement market value
$27,890,700
Total market value
$30,000,000
Applied tax rate
170.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1968
Construction
CONCRETE
Heating
YES
Cooling
YES
Stories
2
Total area
169,120 SF
Lot
1027.2 ac (44,744,832 SF)
Zoning code
A
APN
170-58136-0-0000
UPID
US73-1084454
Jurisdiction
LANCASTER
Zoning & alternative use
A · Drumore, PA
Zoning A · permitted uses
A · Drumore, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Drumore. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$41.3M
RESTAURANT
Est. value
$34.3M
MEDICAL BUILDING
Est. value
$34.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
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
1968
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
2
Lot
1027.2 ac
Current owner
From public records · entity-resolved
Exelon Generation Co LLC
Entity
Free & Clear · 25 yrs held
Mailing address
PO BOX 340014, NASHVILLE, TN 37203-0014
Ownership since
2001
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
Feb 26, 2001
—
Exelon Generation Co LLC
Peco Energy Co
Grant 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.
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?”
You own 1921 Riv Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
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.
