Entity Owned 
For Sale
$999,000
320 Granite Run Dr, Lancaster, PA 17601
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Property summary
AI-generated overview
The property is a 3,299-square-foot office suite located at 320 Granite Run Drive in Lancaster, Pennsylvania, within a Class A office building. The suite is configured as an office space and is part of a landscaped site setting that includes a pond, paved walkways, and landscaping. The building provides access to major nearby roadways, including Route 30 and Route 283. The office suite is offered under gross lease terms, with utilities included except for janitorial services.
Property profile
Verified
Property type
Other office properties
Use group
OFFICE (GENERAL)
Year built
1995
Construction
BRICK
Total area
48,816 SF
Lot
13.8 ac (601,128 SF)
Zoning code
I-1
APN
390-10104-0-0000
UPID
US73-1905832
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Insurance Agency
-
Engineering Consultant Mapping Service
-
Business Management Consultant
-
Association / Organization
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.33M
Comparable Approach
Comparable
$11.17M
Blend (final)
Blend
$10.75M
Owner & transaction history
since 2026
2 recorded transactions
Zoning & alternative use
I-1 · Lancaster, PA
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
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.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$10.75M
Value range
$9.67M – $11.82M
±10% around blend
Estimated value / SF
$220 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$9.67M
blend $10.75M
$11.82M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
48,816 SF
Lot area
13.8 ac
Year built
1995
Stories
3
APN
390-10104-0-0000
Zoning
I-1
Assessed value
$5,491,800
Annual tax
$118,828
3
Income approach: direct capitalization
Partial preview
Income approach indication
$9.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$10.11M
@ 6.5% CAP return
$9.33M
@ 7% CAP return
$8.66M
4
Sales comparison
Partial preview
Sales approach indication
$11.17M
Range $4.49M – $15.52M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.75M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 71 sales
$361
-39%
Submarket 213 sales
$291
-24%
County 388 sales
$244
-10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $220/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
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.
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 evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.49M
Move the market yield to see immediate price impact.
Value / SF
$112
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
5.00%7.00%9.00%
$346k
$6.92M
$4.94M
$3.84M
$384k
$7.69M
$5.49M
$4.27M
$423k
$8.46M
$6.04M
$4.70M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$118,828
Tax year 2024
Assessed value
$5,491,800
Assessed 2024
Previous assessed
$5,491,800
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$383,600
Assessed improvement
$5,108,200
Land market value
$383,600
Improvement market value
$5,108,200
Total market value
$5,491,800
Applied tax rate
390.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other office properties
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
1995
Construction
BRICK
Heating
HEAT PUMP
Cooling
YES
Stories
3
Total area
48,816 SF
Lot
13.8 ac (601,128 SF)
Zoning code
I-1
APN
390-10104-0-0000
UPID
US73-1905832
Jurisdiction
LANCASTER
Zoning & alternative use
I-1 · Lancaster, PAZoning I-1 · permitted uses
I-1 · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1995
Construction
BRICK
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Lot
13.8 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
I-1
Jurisdiction
Lancaster, PA
Recorded code
I-1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for I-1 in Lancaster, PA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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