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Property profile & analytics
OFF-MARKET
Estimated value
$1,295,000
Assisted living facilities
3101 Grandview Rd Hanover, PA 17331-9341
Entity Owned
2-yr Hold
Free & Clear
Property ID
US73-1947154
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Total area
9,882 SF
Lot
1.29 ac (56,367 SF)
Zoning code
RS
APN
44-000-CD-0044.A0-00000
UPID
US73-1947154
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
-
Fair Havens Personal Care Home Nursing Home Retirement Community
-
Tree Of Life Personal Care Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.30M
Owner & transaction history
333 Realty LLC · 2 yrs held
333 Realty LLC
since 2023
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
RS · Hanover, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+317.7%
Auto repair, garage
$980,000
+287.8%
Restaurant
$940,000
+271.0%
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 Hanover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hanover 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
$1,385,000
ML approach
$1,365,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,060,000
Change: +318% · Conversion: Difficult
AUTO REPAIR, GARAGE
$980,000
Change: +288% · Conversion: Difficult
RESTAURANT
$940,000
Change: +271% · Conversion: Difficult
OFFICE BUILDING
$830,000
Change: +229% · Conversion: Difficult
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±10% · vs last sale $1.22M (Sep 12 2023)
Last sale anchor
$1.22M
Sep 12 2023
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
$131 / 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
$27,421
Tax year 2024
Assessed value
$813,690
Assessed 2024
Previous assessed
$813,690
+0.0% YoY
Effective rate
3.37%
On assessed value
Assessed land
$148,920
Assessed improvement
$664,770
Land market value
$148,920
Improvement market value
$664,770
Total market value
$813,690
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1996
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
9,882 SF
Lot
1.29 ac (56,367 SF)
Zoning code
RS
APN
44-000-CD-0044.A0-00000
UPID
US73-1947154
Jurisdiction
YORK
Zoning & alternative use
RS · Hanover, PA
Zoning RS · permitted uses
RS · Hanover, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hanover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$980,000
RESTAURANT
Est. value
$940,000
OFFICE BUILDING
Est. value
$830,000
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE 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
1996
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.29 ac
Current owner
From public records · entity-resolved
333 Realty LLC
Entity
Free & Clear · 2 yrs held
Mailing address
53 MARIETTA AVE, MOUNT JOY, PA 17552-2338
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2025
—
333 Realty LLC
—
Deed
related
$3,200,000 · Loan Ranger Capital LLC
Feb 3, 2025
—
333 Realty LLC
—
Deed
related
$2,000,000 · Loan Ranger Capital LLC
Sep 12, 2023
—
333 Realty LLC
333 Realty LLC
Intrafamily Transfer
related
—
Jul 7, 2023
—
Loan Ranger LP
—
Deed
related
$600,000 · Linkbank
May 12, 2023
$1,218,483
333 Realty LLC
Eleanor Deck
Deed
$100,000 · Eleanor Deck
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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