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Property profile & analytics
FOR SALE
Grocery and convenience stores
235 N Reservoir St Lancaster, PA 17062
Entity Owned
18-yr Hold
Free & Clear
Property ID
US73-5673124
For Sale
1 / 9
$5,450,000
235 N Reservoir St, Lancaster, PA 17062
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1979
Construction
BRICK
Total area
40,731 SF
Lot
2.97 ac (129,373 SF)
Zoning code
C2
APN
336-50188-0-0000
UPID
US73-5673124
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
-
GIANT Direct Grocery & Convenience Store Food Market
-
Rite Aid Photo (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.38M
Comparable Approach
Comparable
$5.49M
Blend (final)
Blend
$5.45M
Owner & transaction history
Giant Food Stores LLC · 18 yrs held
Giant Food Stores LLC
since 2008
2 recorded transactions
Zoning & alternative use
C2 · Lancaster, 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 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%
$7,990,000
6.5%
$7,375,000
7%
$6,850,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,520,000
Current use
WAREHOUSE, STORAGE
$7,140,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,250,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$5.45M
Range $4.91M – $6.00M · ±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
$134 / 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
$87,904
Tax year 2024
Assessed value
$2,221,500
Assessed 2024
Previous assessed
$2,221,500
+0.0% YoY
Effective rate
3.96%
On assessed value
Assessed land
$418,200
Assessed improvement
$1,803,300
Land market value
$418,200
Improvement market value
$1,803,300
Total market value
$2,221,500
Applied tax rate
336.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Sale
Year built
1979
Construction
BRICK
Heating
YES
Cooling
YES
Stories
1
Total area
40,731 SF
Lot
2.97 ac (129,373 SF)
Zoning code
C2
APN
336-50188-0-0000
UPID
US73-5673124
Jurisdiction
LANCASTER
Zoning & alternative use
C2 · Lancaster, PA
Zoning C2 · permitted uses
C2 · 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
RETAIL STORES Current
Est. value
$7.5M
WAREHOUSE, STORAGE
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$6.3M
RETAIL STORES Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
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
1979
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
1
Lot
2.97 ac
Current owner
From public records · entity-resolved
Giant Food Stores LLC
Entity
Free & Clear · 18 yrs held
Mailing address
1149 HARRISBURG PIKE, CARLISLE, PA 17013-1607
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2008
$2,300,000
Giant Food Stores LLC
Tdb Land Associates
Grant Deed
—
Dec 30, 2005
$1,000,000
Tdb Land Associates LP
Conestoga Transportation Co
Other
$1,050,000 · Wachovia Bank NA
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?”
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