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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Retail space
2611 Willow St N Pike Willow Street, PA 17584-9510
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US73-1530379
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
FRAME
Total area
5,600 SF
Lot
0.43 ac (18,731 SF)
Zoning code
CH
APN
320-60570-0-0000
UPID
US73-1530379
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
-
Animal Hospital of Willow Street Veterinary Clinic
-
Willow Street Animal Hospital: Young Stephen K DVM Veterinary Clinic
-
Willow Street Animal Hospital: Olson Marc DVM Veterinary Clinic
-
Legacy Yarn Co (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$604k
Blend (final)
Blend
$760k
Owner & transaction history
Stephen Young LLC · 19 yrs held
Stephen Young LLC
since 2007
1 recorded transaction
Zoning & alternative use
CH · Willow Street, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+25.7%
Medical building
$1.1M
+25.0%
Auto repair, garage
$935,000
+3.3%
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 Willow Street submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Street 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%
$1,100,000
6.5%
$1,015,000
7%
$940,000
Alternative Use
Use
Estimation
RETAIL STORES
$905,000
Current use
RESTAURANT
$1,135,000
Change: +26% · Conversion: Easy
MEDICAL BUILDING
$1,130,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$935,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$760k
Range $684k – $836k · ±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
$10,655
Tax year 2024
Assessed value
$481,600
Assessed 2024
Previous assessed
$481,600
+0.0% YoY
Effective rate
2.21%
On assessed value
Assessed land
$93,700
Assessed improvement
$387,900
Land market value
$93,700
Improvement market value
$387,900
Total market value
$481,600
Applied tax rate
320.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1960
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
5,600 SF
Lot
0.43 ac (18,731 SF)
Zoning code
CH
APN
320-60570-0-0000
UPID
US73-1530379
Jurisdiction
LANCASTER
Zoning & alternative use
CH · Willow Street, PA
Zoning CH · permitted uses
CH · Willow Street, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willow Street. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$905,000
RESTAURANT
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$935,000
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1960
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Stephen Young LLC
Entity
Mailing address
2611 WILLOW ST PIKE N, WILLOW STREET, PA 17584-9510
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
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
Mar 1, 2007
$625,000
Stephen Young LLC
Shah,nasir H & Saeeda S
Grant Deed
$562,500 · Fulton 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.
Try Rey
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