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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Office Spaces
316 Marion St Lancaster, PA 17602-2760
Individually Owned
~
Est. High Equity
Property ID
US73-1978309
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1850
Total area
2,744 SF
Lot
0.15 ac (6,534 SF)
Zoning code
R4
APN
332-70991-0-0000
UPID
US73-1978309
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
$485k
CAP Approach
CAP
$525k
Comparable Approach
Comparable
$773k
Blend (final)
Blend
$550k
Owner & transaction history
Brian Todd Silberman
Brian Todd Silberman
since 2026
Last sale
$639,573
5 recorded transactions
Zoning & alternative use
R4 · Lancaster, 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 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
$485,000
CAP Approach
CAP Return
Estimation
6%
$570,000
6.5%
$525,000
7%
$485,000
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $640k (Feb 13 2026)
Last sale anchor
$640k
Feb 13 2026
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
$200 / 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
$7,463
Tax year 2024
Assessed value
$188,600
Assessed 2024
Previous assessed
$188,600
+0.0% YoY
Effective rate
3.96%
On assessed value
Assessed land
$40,100
Assessed improvement
$148,500
Land market value
$40,100
Improvement market value
$148,500
Total market value
$188,600
Applied tax rate
332.0000
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
1850
Heating
YES
Cooling
YES
Stories
1
Rooms
4
Bathrooms
1
Total area
2,744 SF
Lot
0.15 ac (6,534 SF)
Zoning code
R4
APN
332-70991-0-0000
UPID
US73-1978309
Jurisdiction
LANCASTER
Zoning & alternative use
R4 · Lancaster, PA
Zoning R4 · permitted uses
R4 · 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.
Building & site characteristics
From public records
Year built
1850
Heating
YES
Cooling
Yes
Stories
1
Rooms
4
Bathrooms
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Brian Todd Silberman
Individual
Mailing address
132 CREEKGATE CT, MILLERSVILLE, PA 17551-2134
Ownership since
2026
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
Feb 13, 2026
$639,573
Brian Todd Silberman
Dennis F Cox
Deed
$175,000 · Fulton Bank NA
Mar 13, 2025
—
Dennis F Cox
Dennis F Cox
Deed
related
—
Oct 18, 2017
—
Dennis F Cox
Cox,dennis F
Quit Claim Deed
related
—
Mar 3, 2017
$200,000
Dennis F Cox
Tippetts Weaver Associates
Grant Deed
—
May 1, 2015
$200,000
Tippetts Weaver Associates
Charles S Mcwilliams
Deed
$150,000 · Mid Penn 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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