4145 George St Ext Manchester, PA 17345-9208
Entity Owned
5-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.84M
Range $1.65M – $2.02M (±10%)
Implied cap rate
4.50%
In-place · NOI ÷ last sale
Property ID
US73-3852026
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2014
Total area
6,919 SF
Lot
1.16 ac (50,530 SF)
Zoning code
CM
APN
26-000-MI-0126.C0-00000
UPID
US73-3852026
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.75M
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.84M
Owner & transaction history
since 2020
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
CM · Manchester, 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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 8 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.84M
Value range
$1.65M – $2.02M
±10% around blend
Estimated value / SF
$265 / SF
Confidence
High
8 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
80
$1.65M
blend $1.84M
$2.02M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,919 SF
Lot area
1.16 ac
Year built
2014
APN
26-000-MI-0126.C0-00000
Assessed value
$650,110
Annual tax
$22,656
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.27M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.38M
@ 6.5% CAP return
$1.27M
@ 7% CAP return
$1.18M
4
Sales comparison
Partial preview
Sales approach indication
$960k
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.9 mi away · 6,895 SF
16.9 mi away · 7,412 SF
17.2 mi away · 6,088 SF
22.0 mi away · 5,232 SF
22.0 mi away · 7,300 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.84M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 206 sales
$76
+247%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $265/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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
4.50%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.50%
9.0%
NOI (est.)
$119k *
Last sale · Oct 2020
$1.70M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.64M
Move the market yield to see immediate price impact.
Value / SF
$381
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
4.00%4.50%5.00%
$107k
$2.67M
$2.37M
$2.14M
$119k
$2.97M
$2.64M
$2.37M
$131k
$3.26M
$2.90M
$2.61M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$1.30M
11.2 mi · Jan 2026 · $159/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$22,656
Tax year 2024
Assessed value
$650,110
Assessed 2024
Previous assessed
$650,110
+0.0% YoY
Effective rate
3.48%
On assessed value
Assessed land
$267,570
Assessed improvement
$382,540
Land market value
$267,570
Improvement market value
$382,540
Total market value
$650,110
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2014
Heating
FORCED AIR
Cooling
CENTRAL
Total area
6,919 SF
Lot
1.16 ac (50,530 SF)
Zoning code
CM
APN
26-000-MI-0126.C0-00000
UPID
US73-3852026
Jurisdiction
YORK
Zoning & alternative use
CM · Manchester, PAZoning CM · permitted uses
CM · Manchester, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2014
Heating
FORCED AIR
Cooling
Yes
Lot
1.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CM
Jurisdiction
Manchester, PA
Recorded code
CM
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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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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