Entity Owned Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
2004
Total area
64,940 SF
Lot
15.28 ac (665,597 SF)
Zoning code
I
APN
44-000-DD-0048.U0-00000
UPID
US73-2180422
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Production Facility
-
Food Processing Plant
-
Industrial Manufacturer Production Facility
-
Corporate Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.93M
CAP Approach
CAP
$7.08M
Comparable Approach
Comparable
$8.76M
Blend (final)
Blend
$8.66M
Owner & transaction history
since 2020
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
I · Hanover, PA
Top alternative use upside
Auto repair, garage
$8.5M
+71.0%
Restaurant
$7.7M
+54.8%
Commercial (general)
$7.3M
+45.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$8.66M
Value range
$7.79M – $9.52M
±10% around blend
Estimated value / SF
$133 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$7.79M
blend $8.66M
$9.52M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
64,940 SF
Lot area
15.28 ac
Year built
2004
APN
44-000-DD-0048.U0-00000
Zoning
I
Assessed value
$3,654,905
Annual tax
$123,170
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.08M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.67M
@ 6.5% CAP return
$7.08M
@ 7% CAP return
$6.58M
4
Sales comparison
Partial preview
Sales approach indication
$8.76M
Range $3.60M – $8.76M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$8.66M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 15 sales
$77
+73%
Submarket 15 sales
$77
+73%
County 120 sales
$89
+49%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $133/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+71%
vs current-use indication
Restaurant
Commercial (general)
Medical Building
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
5.30%
Implied, in-place cap rate for this refrigerated & cold storage
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.30%
9.0%
NOI (est.)
$560k *
Last sale · Sep 2020
$8.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$10.57M
Move the market yield to see immediate price impact.
Value / SF
$163
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.80%5.30%5.80%
$504k
$10.50M
$9.51M
$8.69M
$560k
$11.67M
$10.57M
$9.66M
$616k
$12.83M
$11.62M
$10.62M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$123,170
Tax year 2024
Assessed value
$3,654,905
Assessed 2024
Previous assessed
$3,654,905
+0.0% YoY
Effective rate
3.37%
On assessed value
Assessed land
$651,475
Assessed improvement
$3,003,430
Land market value
$651,475
Improvement market value
$3,003,430
Total market value
$3,654,905
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
2004
Heating
FORCED AIR
Cooling
CENTRAL
Total area
64,940 SF
Lot
15.28 ac (665,597 SF)
Zoning code
I
APN
44-000-DD-0048.U0-00000
UPID
US73-2180422
Jurisdiction
YORK
Zoning & alternative use
I · Hanover, PAZoning I · permitted uses
I · Hanover, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2004
Heating
FORCED AIR
Cooling
Yes
Lot
15.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
I
Jurisdiction
Hanover, PA
Recorded code
I
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for I in Hanover, PA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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