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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Flex space
255 Pleasant Ave Dallastown, PA 17313-1827
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-2036908
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1968
Total area
25,980 SF
Lot
1.35 ac (58,675 SF)
Zoning code
ID
APN
56-000-02-0240.00-00000
UPID
US73-2036908
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$1.28M
Owner & transaction history
Hobbs Avenue Associates · 2 yrs held
Hobbs Avenue Associates
since 2024
3 recorded transactions
Zoning & alternative use
ID · Dallastown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+50.5%
Retail stores
$2.0M
+41.0%
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 Dallastown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dallastown 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
INDUSTRIAL (GENERAL)
$1,405,000
Current use
OFFICE BUILDING
$2,115,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$1,985,000
Change: +41% · Conversion: Moderate
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±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
$49 / 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
$21,742
Tax year 2024
Assessed value
$625,930
Assessed 2024
Previous assessed
$625,930
+0.0% YoY
Effective rate
3.47%
On assessed value
Assessed land
$89,290
Assessed improvement
$536,640
Land market value
$89,290
Improvement market value
$536,640
Total market value
$625,930
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1968
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
25,980 SF
Lot
1.35 ac (58,675 SF)
Zoning code
ID
APN
56-000-02-0240.00-00000
UPID
US73-2036908
Jurisdiction
YORK
Zoning & alternative use
ID · Dallastown, PA
Zoning ID · permitted uses
ID · Dallastown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dallastown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$2.1M
RETAIL STORES
Est. value
$2.0M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
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
1968
Heating
YES
Cooling
Yes
Stories
1
Lot
1.35 ac
Current owner
From public records · entity-resolved
Hobbs Avenue Associates
Entity
Mailing address
255 N PLEASANT AVE, DALLASTOWN, PA 17313-1827
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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 30, 2024
—
Hobbs Avenue Associates
—
Deed
related
$850,000 · M & T Bank
—
—
Hobbs Avenue Associates
—
Deed Of Trust
related
$90,000 · M & T Bank
—
—
Hobbs Avenue Associates
—
Deed Of Trust
related
$800,000 · M & T 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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