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Property profile & analytics
OFF-MARKET
Estimated value
$8,070,000
Refrigerated & Cold Storage
26 Industrial Dr, Hanover, PA 17331-9531
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-2180422
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pero Family Farms Production Facility
-
Apio Food Processing Plant
-
Curation Foods Industrial Manufacturer Production Facility
-
Greenline Logistics Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.93M
CAP Approach
CAP
$7.08M
Comparable Approach
Comparable
$8.76M
Blend (final)
Blend
$8.07M
Owner & transaction history
Pero Farms Hanover Facility LLC · 5 yrs held
Pero Farms Hanover Facility LLC
since 2020
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
I · Hanover, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.5M
+71.0%
Restaurant
$7.7M
+54.8%
Commercial (general)
$7.3M
+45.6%
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
$8,655,000
ML approach
$7,930,000
CAP Approach
CAP Return
Estimation
6%
$7,670,000
6.5%
$7,080,000
7%
$6,575,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,995,000
Current use
AUTO REPAIR, GARAGE
$8,540,000
Change: +71% · Conversion: Easy
RESTAURANT
$7,730,000
Change: +55% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,270,000
Change: +46% · Conversion: Difficult
MEDICAL BUILDING
$7,145,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$5,450,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$5,035,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$8.07M
Range $7.26M – $8.88M · ±10% · vs last sale $8.00M (Sep 9 2020)
Last sale anchor
$8.00M
Sep 9 2020
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
$124 / 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
$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
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
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, PA
Zoning I · permitted uses
I · 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.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$8.5M
RESTAURANT
Est. value
$7.7M
COMMERCIAL (GENERAL)
Est. value
$7.3M
MEDICAL BUILDING
Est. value
$7.1M
OFFICE BUILDING
Est. value
$5.5M
RETAIL STORES
Est. value
$5.0M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2004
Heating
FORCED AIR
Cooling
Yes
Lot
15.28 ac
Current owner
From public records · entity-resolved
Pero Farms Hanover Facility LLC
Entity
Mailing address
14095 S STATE RD 7TH 7, DELRAY BEACH, FL 33446-9600
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2020
$8,000,000
Pero Farms Hanover Facility LLC
Curation Foods INC
Special Warranty Deed
$6,800,000 · Truist Bank
Sep 26, 2016
—
Apio INC
Greenline Foods INC
Quit Claim Deed
—
Jun 6, 2016
—
Apio INC
—
Deed
related
$35,931,639 · Cf Equipment Loans LLC
Dec 31, 2014
—
Apio INC
—
Grant Deed
related
$59,730,487 · General Elec Cap
Nov 20, 2007
$3,520,000
Greenline Foods INC
Fame Avenue Ptshp
Deed Of Trust
$46,412,500 · Key Bank NA
—
—
Apio INC
—
Loan Modification
related
$35,931,639 · Cf Equipment Loans LLC
—
—
Greenline Foods INC
—
Deed Of Trust
related
$19,156,250 · General Elec Cap
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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