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Property profile & analytics
OFF-MARKET
Estimated value
$4,620,000
Manufacturing properties
325 Eagle Vly Rd Beech Creek, PA 16822-7246
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-4656852
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1969
Total area
172,170 SF
Lot
13.71 ac (597,208 SF)
APN
5-2542
UPID
US73-4656852
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
-
Armstrong Flooring, Inc. Carpet & Flooring Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.01M
Blend (final)
Blend
$4.62M
Owner & transaction history
Ahf LLC · 3 yrs held
Ahf LLC
since 2022
Last sale
$4.7M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.3M
+52.0%
Restaurant
$6.9M
+43.2%
Retail stores
$5.6M
+16.2%
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 Beech Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beech Creek 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
$3,855,000
ML approach
$4,560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,785,000
Current use
MEDICAL BUILDING
$7,275,000
Change: +52% · Conversion: Difficult
RESTAURANT
$6,855,000
Change: +43% · Conversion: Difficult
RETAIL STORES
$5,560,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$4.62M
Range $4.16M – $5.08M · ±10% · vs last sale $4.65M (Oct 10 2022)
Last sale anchor
$4.65M
Oct 10 2022
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
$27 / 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
$42,206
Tax year 2024
Assessed value
$2,031,100
Assessed 2024
Previous assessed
$2,031,100
+0.0% YoY
Effective rate
2.08%
On assessed value
Assessed land
$148,800
Assessed improvement
$1,882,300
Land market value
$148,800
Improvement market value
$1,882,300
Total market value
$2,031,100
Applied tax rate
5.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1969
Stories
1
Total area
172,170 SF
Lot
13.71 ac (597,208 SF)
APN
5-2542
UPID
US73-4656852
Jurisdiction
CLINTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$7.3M
RESTAURANT
Est. value
$6.9M
RETAIL STORES
Est. value
$5.6M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
RESTAURANT
RETAIL STORES
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
1969
Stories
1
Lot
13.71 ac
Current owner
From public records · entity-resolved
Ahf LLC
Entity
Mailing address
3840 HEMPLAND RD, MOUNTVILLE, PA 17554-1500
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2022
—
Ahf LLC
Armstrong Flooring INC
Deed
—
Oct 10, 2022
$4,651,072
Broadstone Ahf Portfolio LLC
Ahf LLC
Deed
—
Aug 8, 2022
$2,145,488
Ahf LLC
Armstrong Flooring INC
Deed
—
Feb 25, 2022
—
Armstrong Flooring INC
—
Deed
related
$90,000,000 · Bank Of America NA
Jul 2, 2020
—
Armstrong Flooring INC
—
Deed
related
$70,000,000 · Pathlight Capital LP
Aug 9, 2016
—
Aft Intermediate Co
Armstrong World Industries INC
Deed
—
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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