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Property profile & analytics
OFF-MARKET
Estimated value
$1,360,000
Office Spaces
250 Fame Ave, Hanover, PA 17331-1587
Individually Owned
7-yr Hold
Free & Clear
Property ID
US73-3046678
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2009
Total area
10,000 SF
Lot
0.23 ac (10,019 SF)
APN
44-000-ED-0035.B0-C0130
UPID
US73-3046678
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
-
Lébo Aesthetics & Spa- Hanover Hair Salon Nail Salon
-
Hanover Health Corporation Hospital
-
Pulmonary Diagnostic Services Medical Clinic
-
PCDSM Dental Office
-
Mecca Lasik: Chaudhry Aesha DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.36M
Owner & transaction history
Broadstone Hhp Pennsylvania Ll · 7 yrs held
Broadstone Hhp Pennsylvania Ll
since 2019
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+56.7%
Restaurant
$1.2M
+41.9%
Commercial (general)
$1.1M
+33.4%
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 Hanover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hanover 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
OFFICE BUILDING
$840,000
Current use
AUTO REPAIR, GARAGE
$1,315,000
Change: +57% · Conversion: Difficult
RESTAURANT
$1,190,000
Change: +42% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,120,000
Change: +33% · Conversion: Easy
MEDICAL BUILDING
$1,100,000
Change: +31% · Conversion: Easy
Blend value · Realmo final
$1.36M
Range $1.22M – $1.50M · ±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
$136 / 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
$29,963
Tax year 2024
Assessed value
$889,100
Assessed 2024
Previous assessed
$889,100
+0.0% YoY
Effective rate
3.37%
On assessed value
Assessed land
$39,000
Assessed improvement
$850,100
Land market value
$39,000
Improvement market value
$850,100
Total market value
$889,100
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
2009
Heating
FORCED AIR
Cooling
CENTRAL
Total area
10,000 SF
Lot
0.23 ac (10,019 SF)
APN
44-000-ED-0035.B0-C0130
UPID
US73-3046678
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
OFFICE BUILDING Current
Est. value
$840,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
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
2009
Heating
FORCED AIR
Cooling
Yes
Lot
0.23 ac
Current owner
From public records · entity-resolved
Broadstone Hhp Pennsylvania Ll
Individual
Free & Clear · 7 yrs held
Mailing address
PO BOX 850, AURORA, OH 44202-0850
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2019
$40,808
Broadstone Hhp Pennsylvania Ll
Elliott Bay Healthcare Realty
Grant Deed
—
May 31, 2017
$4,100,000
Elliott Bay Healthcare Realty
Hanover Surgicenter R/e LP
Grant Deed
—
Jun 3, 2009
$1,376,383
Surgicenter R E Hanover
North Hanover Medical Associat
Grant Deed
$3,060,000 · Adams County 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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