Entity Owned 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
Location
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
since 2001
1 recorded transaction
Zoning & alternative use
A · Drumore, PA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$48.18M
Value range
$43.36M – $53.00M
±10% around blend
Estimated value / SF
$285 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$43.36M
blend $48.18M
$53.00M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
169,120 SF
Lot area
1027.2 ac
Year built
1968
Stories
2
APN
170-58136-0-0000
Zoning
A
Assessed value
$30,000,000
Annual tax
$482,418
3
Income approach: direct capitalization
Partial preview
Income approach indication
$32.32M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$35.01M
@ 6.5% CAP return
$32.32M
@ 7% CAP return
$30.01M
4
Sales comparison
Partial preview
Sales approach indication
$66.47M
Range $21.50M – $66.47M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$48.18M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 388 sales
$244
+17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $285/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$30.00M
Move the market yield to see immediate price impact.
Value / SF
$177
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.89M
$37.80M
$27.00M
$21.00M
$2.10M
$42.00M
$30.00M
$23.33M
$2.31M
$46.20M
$33.00M
$25.67M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, PAZoning A · permitted uses
A · Drumore, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · 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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
A
Jurisdiction
Drumore, PA
Recorded code
A
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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