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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Office Spaces
2904 Willow St N Pike Willow Street, PA 17584-9227
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-1965654
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1988
Construction
BRICK
Total area
4,365 SF
Lot
0.55 ac (23,958 SF)
Zoning code
CH
APN
320-95585-0-0000
UPID
US73-1965654
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
-
Hocke Optical Ophthalmologist (Bike/Boat/Book/etc) Store
-
Brent Smith Physician
-
Maura Dorothy Crawshaw Physician
-
Brent Adam Smith Physician
-
Willow Street Eye Care, LLC Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$835k
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$925k
Owner & transaction history
O&m Group LLC · 4 yrs held
O&m Group LLC
since 2022
Last sale
$925,000
2 recorded transactions
Zoning & alternative use
CH · Willow Street, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$905,000
6.5%
$835,000
7%
$775,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,065,000
Current use
MEDICAL BUILDING
$880,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $925k (Jan 6 2022)
Last sale anchor
$925k
Jan 6 2022
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
$212 / 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
$11,046
Tax year 2024
Assessed value
$499,300
Assessed 2024
Previous assessed
$499,300
+0.0% YoY
Effective rate
2.21%
On assessed value
Assessed land
$110,000
Assessed improvement
$389,300
Land market value
$110,000
Improvement market value
$389,300
Total market value
$499,300
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 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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1988
Construction
BRICK
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
4,365 SF
Lot
0.55 ac (23,958 SF)
Zoning code
CH
APN
320-95585-0-0000
UPID
US73-1965654
Jurisdiction
LANCASTER
Zoning & alternative use
CH · Willow Street, PAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$880,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1988
Construction
BRICK
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
O&m Group LLC
Entity
Mailing address
686 WARMINSTER LN, LITITZ, PA 17543-5006
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2022
$925,000
O&m Group LLC
Barry N Weaver
Deed
$740,000 · Pnc Bank NA
—
—
Wil-bar Associates
—
Deed Of Trust
related
$192,000 · Hometowne Heritage 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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