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Property profile & analytics
OFF-MARKET
Estimated value
$2,265,000
Office Spaces
250 Fame Ave, Hanover, PA 17331-1587
Entity Owned
10-yr Hold
Free & Clear
Property ID
US73-3053851
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2003
Total area
16,669 SF
Lot
1.51 ac (65,863 SF)
APN
44-000-ED-0035.B0-C0001
UPID
US73-3053851
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
$2.01M
Blend (final)
Blend
$2.27M
Owner & transaction history
Doc-250 Fame Avenue Mob LLC · 10 yrs held
Doc-250 Fame Avenue Mob LLC
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+56.7%
Restaurant
$2.0M
+41.9%
Commercial (general)
$1.9M
+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
$1,400,000
Current use
AUTO REPAIR, GARAGE
$2,190,000
Change: +57% · Conversion: Difficult
RESTAURANT
$1,985,000
Change: +42% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,865,000
Change: +33% · Conversion: Easy
MEDICAL BUILDING
$1,835,000
Change: +31% · Conversion: Easy
Blend value · Realmo final
$2.27M
Range $2.04M – $2.49M · ±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
$244,253
Tax year 2024
Assessed value
$7,247,850
Assessed 2024
Previous assessed
$7,247,850
+0.0% YoY
Effective rate
3.37%
On assessed value
Assessed land
$375,820
Assessed improvement
$6,872,030
Land market value
$375,820
Improvement market value
$6,872,030
Total market value
$7,247,850
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
2003
Heating
FORCED AIR
Cooling
CENTRAL
Total area
16,669 SF
Lot
1.51 ac (65,863 SF)
APN
44-000-ED-0035.B0-C0001
UPID
US73-3053851
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
$1.4M
AUTO REPAIR, GARAGE
Est. value
$2.2M
RESTAURANT
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
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
2003
Heating
FORCED AIR
Cooling
Yes
Lot
1.51 ac
Current owner
From public records · entity-resolved
Doc-250 Fame Avenue Mob LLC
Entity
Free & Clear · 10 yrs held
Mailing address
309 N WATER ST STE #500, MILWAUKEE, WI 53202-5772
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2015
$4,240,000
Doc-250 Fame Avenue Mob LLC
Hanover Hospital INC
Grant Deed
—
Feb 22, 2010
$1,395,127
Decal Real Estate LP
Hanover Hospital INC
Deed Of Trust
related
$1,300,000 · Manufacturers Traders & Trust
Nov 6, 2008
$227,238
North Hanover Medical Associat
Mms Management LLC
Grant Deed
—
—
—
Murillo Family Real Estate LLC
—
Deed Of Trust
related
$270,000 · Manufacturers Traders & Trust
—
—
Murillo Family Real Estate LLC
—
Deed Of Trust
related
$180,000 · Manufacturers Traders & Trust
—
—
Hillside Real Estate LLC
—
Deed Of Trust
related
$249,000 · Seda-cog Local Dev Corp
—
—
North Hanover Medical Associat
—
Deed Of Trust
related
$1,360,000 · Adams County National Bank
—
—
North Hanover Medical Associat
—
Deed Of Trust
related
$422,000 · 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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