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Property profile & analytics
OFF-MARKET
Estimated value
$2,415,000
Office Spaces
2350 Freedom Way York, PA 17402-8200
Individually Owned
3-yr Hold
Free & Clear
Property ID
US73-2989771
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2006
Total area
10,798 SF
Lot
0.25 ac (10,803 SF)
APN
54-000-II-0024.N0-C0102
UPID
US73-2989771
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
-
York Towne Medical Center Hospital
-
Denise M Kenna MD Physician Medical Clinic
-
Lincare Production Facility
-
Eric P. Suan, M.D., F.A.C.S. Ophthalmologist
-
Heather M. Tamez, M.D. Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.55M
CAP Approach
CAP
$2.83M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.42M
Owner & transaction history
Upmc Memorial · 3 yrs held
Upmc Memorial
since 2023
Last sale
$2.3M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+139.1%
Retail stores
$1.7M
+80.9%
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 York submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs York 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
$2,500,000
ML approach
$2,550,000
CAP Approach
CAP Return
Estimation
6%
$3,060,000
6.5%
$2,825,000
7%
$2,625,000
Alternative Use
Use
Estimation
RESTAURANT
$2,225,000
Change: +139% · Conversion: Moderate
RETAIL STORES
$1,685,000
Change: +81% · Conversion: Moderate
Blend value · Realmo final
$2.42M
Range $2.17M – $2.66M · ±10% · vs last sale $2.30M (Jan 9 2023)
Last sale anchor
$2.30M
Jan 9 2023
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
$224 / 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
$57,836
Tax year 2024
Assessed value
$1,709,810
Assessed 2024
Previous assessed
$1,709,810
+0.0% YoY
Effective rate
3.38%
On assessed value
Assessed land
$513,990
Assessed improvement
$1,195,820
Land market value
$513,990
Improvement market value
$1,195,820
Total market value
$1,709,810
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2006
Heating
FORCED AIR
Cooling
CENTRAL
Total area
10,798 SF
Lot
0.25 ac (10,803 SF)
APN
54-000-II-0024.N0-C0102
UPID
US73-2989771
Jurisdiction
YORK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.2M
RETAIL STORES
Est. value
$1.7M
RESTAURANT
RETAIL STORES
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
2006
Heating
FORCED AIR
Cooling
Yes
Lot
0.25 ac
Current owner
From public records · entity-resolved
Upmc Memorial
Individual
Free & Clear · 3 yrs held
Mailing address
409 S 2ND ST, HARRISBURG, PA 17104-1612
Ownership since
2023
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
Jan 9, 2023
$2,300,000
Upmc Memorial
Freedom Waye Associates York LLC
Deed
—
Apr 6, 2006
$2,676,500
Owner Name Unavailable
Owner Name Unavailable
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.
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