Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,975,000
Office Spaces
320 Highland Dr Mountville, PA 17554-1232
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-1904768
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1985
Construction
FRAME
Total area
10,718 SF
Lot
1.7 ac (74,052 SF)
Zoning code
C-1
APN
300-04561-0-0000
UPID
US73-1904768
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
-
Advanced Metrics (Bike/Boat/Book/etc) Store Corporate Office
-
Community Services Group Social Service Agency Charitable Organization
-
Maps Behavioral Health Services Counselor
-
Amanda Katchur Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.05M
Comparable Approach
Comparable
$2.03M
Blend (final)
Blend
$1.98M
Owner & transaction history
Susan C Blue · 2 yrs held
Susan C Blue
since 2023
5 recorded transactions
Zoning & alternative use
C-1 · Mountville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
C-1 Commercial Zoning District § 310 I-1 Industrial Zoning District § 311 2. Purposes of Each Zoning District. In addition to serving the overall purposes and objectives of this chapter and the Comprehensive Plan, each zoning district is intended to serve the following purposes: A. Open Space Zoning District: to preserve existing recreational and open spaces…
Zone name
Commercial
General category
COMMERCIAL
Zone area
7.26 ac
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 Mountville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mountville 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,220,000
6.5%
$2,050,000
7%
$1,900,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,620,000
Current use
RESTAURANT
$2,170,000
Change: -17% · Conversion: Difficult
MEDICAL BUILDING
$2,160,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$1.98M
Range $1.78M – $2.17M · ±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
$184 / 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
$22,469
Tax year 2024
Assessed value
$996,400
Assessed 2024
Previous assessed
$996,400
+0.0% YoY
Effective rate
2.26%
On assessed value
Assessed land
$242,000
Assessed improvement
$754,400
Land market value
$242,000
Improvement market value
$754,400
Total market value
$996,400
Applied tax rate
300.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1985
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
10,718 SF
Lot
1.7 ac (74,052 SF)
Zoning code
C-1
APN
300-04561-0-0000
UPID
US73-1904768
Jurisdiction
LANCASTER
Zoning & alternative use
C-1 · Mountville, PAZoning C-1 · permitted uses
C-1 · Mountville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
C-1 Commercial Zoning District § 310 I-1 Industrial Zoning District § 311 2. Purposes of Each Zoning District. In addition to serving the overall purposes and objectives of this chapter and the Comprehensive Plan, each zoning district is intended to serve the following purposes: A. Open Space Zoning District: to preserve existing recreational and open spaces, and institutional and public uses. This zoning district is intended to encourage those land uses and activities which maintain the Borough's small-town character and enhance the quality of life for residents, property owners and visitors. B.
Zone name
Commercial
General category
COMMERCIAL
Zone area
7.26 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.6M
RESTAURANT
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL 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
1985
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
1.7 ac
Current owner
From public records · entity-resolved
Susan C Blue
Individual
Mailing address
320 HIGHLAND DR, MOUNTVILLE, PA 17554-1232
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 30, 2023
—
Susan C Blue
Terry W Blue
Intrafamily Transfer
related
—
May 25, 2022
—
Terry W Blue
—
Deed
related
$650,000 · Fulton Bank NA
Sep 6, 2019
—
Terry W Blue
—
Deed
related
$2,450,000 · Fulton Bank NA
Apr 22, 2019
—
Terry W Blue
—
Deed
related
$2,000,000 · Fulton Bank NA
Oct 18, 2005
—
Terry W Blue
—
Deed Of Trust
related
$1,240,000 · Fulton 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.
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?”
You own 320 Highland Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
