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FOR SALE
Commercial real estate
Property ID
US73-3839255
Individually Owned Owner of record is an individual.
Absentee Owner Owner mailing address differs from the property address.
Free & Clear No active or open recorded mortgage detected.
Individually Owned 
For Sale
1 / 46
Contact for pricing
32 W Southern Ave, South Williamsport, PA 17702
View Listing
Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. Included with a plan.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with a plan.
Debts
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — included with a plan.
Property tax · 2024
What does the county charge?
$4k
Tax billed · 2024
Assessed value$121k
Assessed land$11k
Assessed improvement$110k
Effective rate3.02%
Value estimate
· Oct 2026$210k
$189k – $231k
AI approach$210k
NOI build-up
Gross scheduled income$56k
Vacancy & credit loss−$4k
Operating expenses−$23k
NOI · 8.98% cap applied$29k
Realmo valuation models over county records and 7 qualifying comparable sales.
Recently sold
What actually traded nearby?
$123/SF
Submarket average, outlier-cleaned · 121 recorded sales of this use type
Observed band · Q1–Q3$59 – $185
Qualifying comparables7
Cap rate analysis
How does the asset earn?
8.98%
$29k estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight
What can be built here?
COMM
JurisdictionLYCOMING
Location intelligence
Which uses thrive at this corner?
Best fit: Dry Cleaner
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Dry Cleaner8.7
Watch Repair Shop8.7
Butcher8.2
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
– Recorded deeds · not on file
✓ 7 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 6 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional plan · 30 reports
from $199/month
from $199/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$210k
Value range
$189k – $231k
±10% around blend
Estimated value / SF
$114 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
67
Comparable sales
70
Income certainty
100
$189k
blend $210k
$231k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 1,849 SF
- Lot area
- 0.33 ac
- Year built
- 1935
- APN
- 52+,001.0-0312.00-000+
- Zoning
- COMM
- Assessed value · 2024
- $121,200
- Annual tax · 2024
- $3,663
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
- Estimated market rent / SF
- Potential gross income
- Vacancy allowance
- Effective gross income
- Benchmark operating expenses
- Stabilized NOI
- Property tax · 2024
- $3,663
- Selected cap rate
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$278k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
0.7 mi away · 2,080 SF
1.1 mi away · 2,004 SF
1.1 mi away · 2,004 SF
1.2 mi away · 1,890 SF
2.0 mi away · 1,920 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$210k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
Submarket 121 sales
$123
-8%
County 237 sales
$111
+3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $114/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
Methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
How Realmo checks its estimates
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable sales, saved work and exports.
9-scenario matrix
Comparable sales · 7
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional plan · 30 reports
from $199/month
from $199/month
Overview
Selected market yield
8.98%
Selected cap rate for this commercial real estate
Derived from the South Williamsport market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.98%
9.0%
NOI (est.)
$29k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$320k
Move the market yield to see immediate price impact.
Value / SF
$173
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.48%8.98%9.48%
$26k
$305k
$288k
$273k
$29k
$339k
$320k
$303k
$32k
$373k
$352k
$333k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable sales
Partial preview
Qualifying comparables
7 found
High confidence · county-verified
Closest comparable
$444k
0.7 mi · Apr 2026 · $314/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1935
Heating
NONE
Total area
1,849 SF
Lot
0.33 ac (14,375 SF)
Zoning code
COMM
APN
52+,001.0-0312.00-000+
UPID
US73-3839255
Jurisdiction
LYCOMING
Property tax & assessments
Tax year 2024
Tax billed
$3,663
Assessed value
$121,200
Assessed 2024
Previous assessed
$121,200
+0.0% YoY
Effective rate
3.02%
On assessed value
Assessed land
$11,230
Assessed improvement
$109,970
Land market value
$11,230
Improvement market value
$109,970
Total market value
$121,200
Applied tax rate
52.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
Jurisdiction
South Williamsport, PA
Zoning code
COMM
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership intelligence
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Included with every plan
See the ownership record for this address.
Registration is required before any owner information is shown.
Every paid plan opens ownership intelligence on every property.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with a plan - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Debts · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data comes with a plan: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership intelligence
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Included with every plan
See the ownership record for this address.
Registration is required before any owner information is shown.
Every paid plan opens ownership intelligence on every property.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Unlock Property Insights and Get Targeted Leads
Choose membership plan that works for you.
1-day Trial
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Trial Includes
- 10 Targeted Leads
- 1 Full Property Report
Property reports include
if available
- Lead Lists by Intent
- Signals & Scores
- Building Details
- Value Estimation
- Cap Rate Evaluation
- Liens & Mortgages
- Ownership & Contacts
- Local Market trends
-
Zoning Insight— not in this plan -
Location Analytics— not in this plan
Professional plan
$199
/mo
Membership includes
- 300 Targeted Leads a month
- 30 Full Property Reports
Property reports include
if available
- Lead Lists by Intent
- Signals & Scores
- Building Details
- Value Estimation
- Cap Rate Evaluation
- Liens & Mortgages
- Ownership & Contacts
- Local Market trends
- Zoning Insight
-
Location Analytics— not in this plan
Enterprise plan
$499
/mo
Membership includes
- 1,500 Targeted Leads a month
- 150 Full Property Reports
Property reports include
if available
- Lead Lists by Intent
- Signals & Scores
- Building Details
- Value Estimation
- Cap Rate Evaluation
- Liens & Mortgages
- Ownership & Contacts
- Local Market trends
- Zoning Insight
- Location Analytics
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Leads for service soon
Still being built. It lands here next, beside the two above.
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