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Property profile & analytics
OFF-MARKET
Estimated value
$1,905,000
Turn key restaurants
2323 Lincoln E Hwy Lancaster, PA 17602-1113
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US73-2458973
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1998
Construction
FRAME
Total area
7,579 SF
Lot
6.88 ac (299,693 SF)
Zoning code
C-2
APN
310-63951-0-0000
UPID
US73-2458973
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
-
Lancaster Brewing Company Taproom & Grill Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.91M
Owner & transaction history
Peter H Keares · 1 yrs held
Peter H Keares
since 2025
7 recorded transactions
Zoning & alternative use
C-2 · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+25.6%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,765,000
Current use
COMMERCIAL (GENERAL)
$2,220,000
Change: +26% · Conversion: Easy
MEDICAL BUILDING
$1,725,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$1.91M
Range $1.71M – $2.10M · ±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
$251 / 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
$85,760
Tax year 2024
Assessed value
$4,236,000
Assessed 2024
Previous assessed
$4,236,000
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$1,039,900
Assessed improvement
$3,196,100
Land market value
$1,039,900
Improvement market value
$3,196,100
Total market value
$4,236,000
Applied tax rate
310.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
YES
Cooling
YES
Buildings
4
Stories
1
Total area
7,579 SF
Lot
6.88 ac (299,693 SF)
Zoning code
C-2
APN
310-63951-0-0000
UPID
US73-2458973
Jurisdiction
LANCASTER
Zoning & alternative use
C-2 · Lancaster, PA
Zoning C-2 · permitted uses
C-2 · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$1.7M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
1998
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
4
Lot
6.88 ac
Current owner
From public records · entity-resolved
Peter H Keares
Individual
Mailing address
2291 PULLMAN RD, LANCASTER, PA 17601-5995
Ownership since
2025
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
Jun 16, 2025
—
Peter H Keares
Irene S Keares
Deed
related
—
May 20, 2025
—
Harrisburg Rose LP
2323 Lincoln Highway East LLC
Deed
$40,500,000 · Bank Of America NA
Jun 21, 2024
—
Nondas N Skiadas
—
Deed
related
$400,000 · Peoples Savings Bank
Sep 2, 2015
—
Nondas N Skiadas
Nondas N Skiadas
Intrafamily Transfer
related
$2,500,000 · 2323 Lincoln Highway East LLC
Sep 15, 2009
—
Steph Realty
—
Trustees Deed
related
$489,652 · Pnc Bank
—
—
Harry P Keares
—
Deed Of Trust
related
$500,000 · Blue Ball National Bank
—
—
Nondas N Skiadas
—
Deed Of Trust
related
$250,000 · Blue Ball National Bank
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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