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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Specialty properties
2421 Willow St Pike Lancaster, PA 17602
Entity Owned
4-yr Hold
Free & Clear
Property ID
US73-5976971
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1961
Construction
FRAME
Total area
5,708 SF
Lot
2.74 ac (119,354 SF)
Zoning code
CH
APN
320-10226-0-0000
UPID
US73-5976971
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
-
Stephanie N. Kegel, LSW Counselor Social Worker
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$605k
Blend (final)
Blend
$810k
Owner & transaction history
Franklin Properties Two LLC · 4 yrs held
Franklin Properties Two LLC
since 2021
Last sale
$825,000
6 recorded transactions
Zoning & alternative use
CH · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+129.9%
Medical building
$920,000
+106.3%
Restaurant
$865,000
+94.7%
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
$975,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,025,000
Change: +130% · Conversion: Difficult
MEDICAL BUILDING
$920,000
Change: +106% · Conversion: Difficult
RESTAURANT
$865,000
Change: +95% · Conversion: Difficult
AUTO REPAIR, GARAGE
$730,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$670,000
Change: +50% · Conversion: Difficult
WAREHOUSE, STORAGE
$585,000
Change: +31% · Conversion: Difficult
Blend value · Realmo final
$810k
Range $729k – $891k · ±10% · vs last sale $825k (Aug 6 2021)
Last sale anchor
$825k
Aug 6 2021
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
$142 / 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
$19,595
Tax year 2024
Assessed value
$885,700
Assessed 2024
Previous assessed
$885,700
+0.0% YoY
Effective rate
2.21%
On assessed value
Assessed land
$304,400
Assessed improvement
$581,300
Land market value
$304,400
Improvement market value
$581,300
Total market value
$885,700
Applied tax rate
320.0000
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1961
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
5,708 SF
Lot
2.74 ac (119,354 SF)
Zoning code
CH
APN
320-10226-0-0000
UPID
US73-5976971
Jurisdiction
LANCASTER
Zoning & alternative use
CH · Lancaster, PA
Zoning CH · permitted uses
CH · 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
COMMERCIAL (GENERAL)
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$920,000
RESTAURANT
Est. value
$865,000
AUTO REPAIR, GARAGE
Est. value
$730,000
RETAIL STORES
Est. value
$670,000
WAREHOUSE, STORAGE
Est. value
$585,000
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
1961
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
2.74 ac
Current owner
From public records · entity-resolved
Franklin Properties Two LLC
Entity
Free & Clear · 4 yrs held
Mailing address
414 E KING ST, LANCASTER, PA 17602-3005
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2021
—
Franlin Properties Two LLC
—
Deed
related
$1,296,250 · Fulton Bank NA
Aug 6, 2021
—
Franklin Properties Two LLC
Franklin Properties Two LLC
Intrafamily Transfer
related
—
Jun 28, 2021
—
Franklin Properties Two LLC
—
Deed
related
$1,170,000 · Fulton Bank NA
Jun 13, 2019
$825,000
Franklin Properties Two LLC
Jiang Properties LLC
Deed
$632,000 · S & T Bank
Jun 2, 2016
$750,000
Jiang Propertie LLC
Dwight Wagner Family Limited Partne
Special Warranty Deed
$600,000 · Mid Penn Bank
Nov 2, 2005
$377,200
Dwight Wagner Family
Wagner,dwight E
Grant Deed
—
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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