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Property profile & analytics
FOR LEASE
Turn key restaurants
3995 W Tilghman St Allentown, PA 18104
Entity Owned
5-yr Hold
Free & Clear
Property ID
US73-1953164
For Lease
1 / 3
$1,515,000
3995 W Tilghman St, Allentown, PA 18104
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Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2006
Total area
4,452 SF
Lot
1.84 ac (79,976 SF)
Zoning code
B-3
APN
548606979666-1
UPID
US73-1953164
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
$1.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.52M
Owner & transaction history
Jaindl Land Company · 5 yrs held
Jaindl Land Company
since 2021
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
B-3 · Allentown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$955,000
+10.4%
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 Allentown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Allentown 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
$1,660,000
ML approach
$1,725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$955,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$1.52M
Range $1.36M – $1.67M · ±10% · vs last sale $1.50M (Apr 23 2021)
Last sale anchor
$1.50M
Apr 23 2021
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
$340 / 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
$44,786
Tax year 2024
Assessed value
$1,291,300
Assessed 2024
Previous assessed
$1,291,300
+0.0% YoY
Effective rate
3.47%
On assessed value
Assessed land
$680,000
Assessed improvement
$611,300
Land market value
$680,000
Improvement market value
$611,300
Total market value
$1,291,300
Applied tax rate
17.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
For Lease
Year built
2006
Heating
YES
Cooling
YES
Stories
1
Total area
4,452 SF
Lot
1.84 ac (79,976 SF)
Zoning code
B-3
APN
548606979666-1
UPID
US73-1953164
Jurisdiction
LEHIGH
Zoning & alternative use
B-3 · Allentown, PA
Zoning B-3 · permitted uses
B-3 · Allentown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Allentown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$955,000
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
2006
Heating
YES
Cooling
Yes
Stories
1
Lot
1.84 ac
Current owner
From public records · entity-resolved
Jaindl Land Company
Entity
Free & Clear · 5 yrs held
Mailing address
3150 COFFEETOWN RD, OREFIELD, PA 18069-2511
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2021
$1,500,000
Jaindl Land Company
Ruby Tuesday Operations LLC
Special Warranty Deed
—
Mar 23, 2021
—
Ruby Tuesday Operations LLC
Ruby Tuesday INC
Special Warranty Deed
—
Jan 29, 2018
—
Ruby Tuesday INC
—
Grant Deed
related
$127,500,000 · Goldman Sachs Specialty Lendin
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
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