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Property profile & analytics
OFF-MARKET
Estimated value
$3,650,000
Flex space
2780 York Hvn Rd Manchester, PA 17345-9777
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-2604035
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1986
Total area
74,327 SF
Lot
8.54 ac (372,002 SF)
Zoning code
CM
APN
39-000-OI-0002.B0-00000
UPID
US73-2604035
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
$4.42M
Blend (final)
Blend
$3.65M
Owner & transaction history
Lanpact Group · 4 yrs held
Lanpact Group
since 2021
1 recorded transaction
Zoning & alternative use
CM · Manchester, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.1M
+50.5%
Retail stores
$5.7M
+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 Manchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manchester 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)
$4,025,000
Current use
OFFICE BUILDING
$6,055,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$5,675,000
Change: +41% · Conversion: Moderate
Blend value · Realmo final
$3.65M
Range $3.29M – $4.02M · ±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
$73,606
Tax year 2024
Assessed value
$2,032,750
Assessed 2024
Previous assessed
$2,032,750
+0.0% YoY
Effective rate
3.62%
On assessed value
Assessed land
$245,060
Assessed improvement
$1,787,690
Land market value
$245,060
Improvement market value
$1,787,690
Total market value
$2,032,750
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
1986
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
74,327 SF
Lot
8.54 ac (372,002 SF)
Zoning code
CM
APN
39-000-OI-0002.B0-00000
UPID
US73-2604035
Jurisdiction
YORK
Zoning & alternative use
CM · Manchester, PAZoning CM · permitted uses
CM · Manchester, 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
INDUSTRIAL (GENERAL) Current
Est. value
$4.0M
OFFICE BUILDING
Est. value
$6.1M
RETAIL STORES
Est. value
$5.7M
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
1986
Heating
YES
Cooling
Yes
Stories
1
Lot
8.54 ac
Current owner
From public records · entity-resolved
Lanpact Group
Entity
Mailing address
PO BOX 8TH 8, YORK HAVEN, PA 17370-0008
Ownership since
2021
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
Oct 5, 2021
—
Lanpact Group
—
Deed
related
$2,250,000 · Peoples 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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