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Property profile & analytics
OFF-MARKET
Estimated value
$33,505,000
Hotels
2 Penn Sq Lancaster, PA 17603
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US73-3502959
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2009
Construction
FRAME
Total area
269,860 SF
Zoning code
CB1
APN
333-10198-1-0002
UPID
US73-3502959
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
-
Watt & Shand Building Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$31.95M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$33.51M
Owner & transaction history
Redevelopment Authority Of City/l · 19 yrs held
Redevelopment Authority Of City/l
since 2007
1 recorded transaction
Zoning & alternative use
CB1 · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ons. § 300-38 Hospital Complex District. § 300-39 Floodplain District. § 300-40 Green incentives and standards; solar facilities. § 300-24 Visibility at intersections. On a corner lot in all districts, except the CB and CB1 Districts, nothing shall be erected, placed, planted, or allowed to grow in such a manner as to block vision between a height of three f…
Zone name
Central Business Core
General category
COMMERCIAL
Zone area
62.29 ac
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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%
$34,610,000
6.5%
$31,945,000
7%
$29,665,000
Alternative Use
Use
Estimation
RESTAURANT
$55,120,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$33.51M
Range $30.15M – $36.86M · ±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
$124 / 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
$2,070,289
Tax year 2024
Assessed value
$52,320,200
Assessed 2024
Previous assessed
$52,320,200
+0.0% YoY
Effective rate
3.96%
On assessed value
Assessed improvement
$52,320,200
Improvement market value
$52,320,200
Total market value
$52,320,200
Applied tax rate
333.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2009
Construction
FRAME
Heating
YES
Cooling
YES
Stories
19
Bathrooms
2
Total area
269,860 SF
Zoning code
CB1
APN
333-10198-1-0002
UPID
US73-3502959
Jurisdiction
LANCASTER
Zoning & alternative use
CB1 · Lancaster, PAZoning CB1 · permitted uses
CB1 · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ons. § 300-38 Hospital Complex District. § 300-39 Floodplain District. § 300-40 Green incentives and standards; solar facilities. § 300-24 Visibility at intersections. On a corner lot in all districts, except the CB and CB1 Districts, nothing shall be erected, placed, planted, or allowed to grow in such a manner as to block vision between a height of three feet and 10 feet from grade within the triangular area established by the placement
Zone name
Central Business Core
General category
COMMERCIAL
Zone area
62.29 ac
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$55.1M
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
2009
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
19
Bathrooms
2
Current owner
From public records · entity-resolved
Redevelopment Authority Of City/l
Entity
Mailing address
120 N DUKE ST, LANCASTER, PA 17602-2825
Ownership since
2007
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
Mar 30, 2007
—
Redevelopment Authority Of City/l
Lancaster Cnty Convention
Grant Deed
$24,000,000 · Penn Square General Corp
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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