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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Sports & entertainment properties
402 Adamstown Rd Reinholds, PA 17569-9817
Individually Owned
Absentee Owner
Free & Clear
Property ID
US73-1758962
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2006
Construction
FRAME
Total area
6,564 SF
Lot
35.4 ac (1,542,024 SF)
Zoning code
W
APN
010-98914-0-0000
UPID
US73-1758962
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
-
Boulder Ridge Retreat Gym & Fitness Center
-
Boulder Ridge Retreat Center Resort Vacation Rental
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$540k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$784k
Blend (final)
Blend
$660k
Owner & transaction history
ELAINE M BURKHOLDER
ELAINE M BURKHOLDER
Zoning & alternative use
W · Reinholds, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+59.3%
Medical building
$775,000
+13.3%
Restaurant
$755,000
+10.9%
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 Reinholds submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reinholds 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
$540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$680,000
Current use
COMMERCIAL (GENERAL)
$1,085,000
Change: +59% · Conversion: Difficult
MEDICAL BUILDING
$775,000
Change: +13% · Conversion: Difficult
RESTAURANT
$755,000
Change: +11% · Conversion: Difficult
AUTO REPAIR, GARAGE
$615,000
Change: -10% · Conversion: Difficult
RETAIL STORES
$580,000
Change: -15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$550,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$101 / 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
$20,331
Tax year 2024
Assessed value
$808,400
Assessed 2024
Previous assessed
$808,400
+0.0% YoY
Effective rate
2.51%
On assessed value
Assessed land
$330,300
Assessed improvement
$478,100
Land market value
$330,300
Improvement market value
$478,100
Total market value
$808,400
Applied tax rate
10.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
6,564 SF
Lot
35.4 ac (1,542,024 SF)
Zoning code
W
APN
010-98914-0-0000
UPID
US73-1758962
Jurisdiction
LANCASTER
Zoning & alternative use
W · Reinholds, PAZoning W · permitted uses
W · Reinholds, PA
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$680,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$775,000
RESTAURANT
Est. value
$755,000
AUTO REPAIR, GARAGE
Est. value
$615,000
RETAIL STORES
Est. value
$580,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$550,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
35.4 ac
Current owner
From public records · entity-resolved
ELAINE M BURKHOLDER
Individual
Free & Clear · 0 yrs held
Mailing address
115 VLY VW DR, EPHRATA, PA 17522-9773
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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