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Property profile & analytics
OFF-MARKET
Bed & breakfasts
252 Frederick St Hanover, PA 17331-3613
Individually Owned
6-yr Hold
Property ID
US73-1214121
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1905
Construction
METAL FRAME
Total area
4,387 SF
Lot
0.31 ac (13,329 SF)
Zoning code
RS
APN
67-000-07-0031.00-00000
UPID
US73-1214121
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
-
Forney House Bed & Breakfast, Tea Room and Gift Shop Bed & Breakfast Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Diane Dube · 6 yrs held
Diane Dube
since 2020
Last sale
$425,000
1 recorded transaction
Zoning & alternative use
RS · Hanover, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$13,960
Tax year 2024
Assessed value
$384,250
Assessed 2024
Previous assessed
$384,250
+0.0% YoY
Effective rate
3.63%
On assessed value
Assessed land
$37,340
Assessed improvement
$346,910
Land market value
$37,340
Improvement market value
$346,910
Total market value
$384,250
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
1905
Construction
METAL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Rooms
10
Total area
4,387 SF
Lot
0.31 ac (13,329 SF)
Zoning code
RS
APN
67-000-07-0031.00-00000
UPID
US73-1214121
Jurisdiction
YORK
Zoning & alternative use
RS · Hanover, PA
Zoning RS · permitted uses
RS · Hanover, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hanover. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1905
Construction
METAL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Rooms
10
Lot
0.31 ac
Current owner
From public records · entity-resolved
Diane Dube
Individual
Mailing address
252 FREDERICK ST, HANOVER, PA 17331-3613
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 17, 2020
$425,000
Diane Dube
Gaap Assocaites A Peensylvania
Deed
$355,000 · York Traditions 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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