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Property profile & analytics
OFF-MARKET
Estimated value
$1,230,000
Sports & entertainment properties
291 Black Oak Dr Lancaster, PA 17602
Individually Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US73-2599046
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1989
Construction
BRICK
Total area
7,975 SF
Lot
25.2 ac (1,097,712 SF)
Zoning code
R-3
APN
310-64093-0-0000
UPID
US73-2599046
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
-
Oaks Condominium Pool Condominium Complex
-
OAKS CONDOMINIUM CLUBHOUSE Condominium Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.23M
Owner & transaction history
Oakview Village Assocs Ltd · 18 yrs held
Oakview Village Assocs Ltd
since 2008
2 recorded transactions
Zoning & alternative use
R-3 · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+59.6%
Medical building
$1.3M
+43.2%
Restaurant
$1.2M
+35.2%
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$1,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$895,000
Current use
COMMERCIAL (GENERAL)
$1,430,000
Change: +60% · Conversion: Difficult
MEDICAL BUILDING
$1,280,000
Change: +43% · Conversion: Difficult
RESTAURANT
$1,210,000
Change: +35% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,020,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$935,000
Change: +4% · Conversion: Difficult
WAREHOUSE, STORAGE
$815,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.23M
Range $1.11M – $1.35M · ±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
$154 / 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
$51,804
Tax year 2024
Assessed value
$2,558,800
Assessed 2024
Previous assessed
$2,558,800
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$2,116,800
Assessed improvement
$442,000
Land market value
$2,116,800
Improvement market value
$442,000
Total market value
$2,558,800
Applied tax rate
310.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1989
Construction
BRICK
Heating
FORCED AIR
Stories
1
Total area
7,975 SF
Lot
25.2 ac (1,097,712 SF)
Zoning code
R-3
APN
310-64093-0-0000
UPID
US73-2599046
Jurisdiction
LANCASTER
Zoning & alternative use
R-3 · Lancaster, PA
Zoning R-3 · permitted uses
R-3 · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$895,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$935,000
WAREHOUSE, STORAGE
Est. value
$815,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
1989
Construction
BRICK
Heating
FORCED AIR
Stories
1
Lot
25.2 ac
Current owner
From public records · entity-resolved
Oakview Village Assocs Ltd
Individual
Free & Clear · 18 yrs held
Mailing address
192 BLACK OAK DR, LANCASTER, PA 17602-5707
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
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 30, 2008
—
Oakview Village Assocs Ltd
Owner,record
Grant Deed
related
—
Jul 10, 2001
—
Hazel L Whitehead
Whitehead,hazel L
Quit Claim Deed
related
$46,600 · Bank Of Lancaster County NA
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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