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Property profile & analytics
OFF-MARKET
Estimated value
$3,120,000
Retail space
2710 Mt Joy Rd Manheim, PA 17545-9669
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US73-2704346
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Construction
STEEL FRAME
Total area
18,696 SF
Lot
8.8 ac (383,328 SF)
Zoning code
A
APN
540-85242-0-0000
UPID
US73-2704346
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
$3.39M
Comparable Approach
Comparable
$3.95M
Blend (final)
Blend
$3.12M
Owner & transaction history
Rapho Properties LLC · 22 yrs held
Rapho Properties LLC
since 2004
3 recorded transactions
Zoning & alternative use
A · Manheim, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.6M
+51.5%
Restaurant
$3.8M
+25.7%
Medical building
$3.8M
+25.0%
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 Manheim submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manheim 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%
$3,665,000
6.5%
$3,385,000
7%
$3,145,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,015,000
Current use
COMMERCIAL (GENERAL)
$4,565,000
Change: +51% · Conversion: Easy
RESTAURANT
$3,790,000
Change: +26% · Conversion: Easy
MEDICAL BUILDING
$3,765,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,115,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$3.12M
Range $2.81M – $3.43M · ±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
$167 / 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
$36,927
Tax year 2024
Assessed value
$1,783,500
Assessed 2024
Previous assessed
$1,783,500
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$179,200
Assessed improvement
$1,604,300
Land market value
$179,200
Improvement market value
$1,604,300
Total market value
$1,783,500
Applied tax rate
540.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
2
Stories
1
Total area
18,696 SF
Lot
8.8 ac (383,328 SF)
Zoning code
A
APN
540-85242-0-0000
UPID
US73-2704346
Jurisdiction
LANCASTER
Zoning & alternative use
A · Manheim, PAZoning A · permitted uses
A · Manheim, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$4.6M
RESTAURANT
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1996
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
2
Lot
8.8 ac
Current owner
From public records · entity-resolved
Rapho Properties LLC
Entity
Mailing address
2710 MT JOY RD, MANHEIM, PA 17545-9669
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
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
May 28, 2021
—
Rapho Properties LLC
—
Deed
related
$2,950,000 · Fulton Bank NA
Jul 19, 2004
$1,717,004
Rapho Properties LLC
Hpm Properties
Deed Of Trust
related
$1,900,000 · Fulton Bank
—
—
Rapho Properties LLC
—
Deed Of Trust
related
$1,000,000 · 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.
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