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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Warehouses
415 Pleasant St Rear St, Hanover, PA 17331-2627
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US73-1904568
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1989
Total area
4,000 SF
Lot
0.87 ac (37,810 SF)
Zoning code
R-3
APN
67-000-04-0441.C0-00000
UPID
US73-1904568
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
by Request
CAP Approach
CAP
$600k
Comparable Approach
Comparable
$540k
Blend (final)
Blend
$515k
Owner & transaction history
John E Hagerman JR. · 16 yrs held
John E Hagerman JR.
since 2010
2 recorded transactions
Zoning & alternative use
R-3 · Hanover, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$525,000
+71.0%
Commercial (general)
$450,000
+45.6%
Medical building
$440,000
+43.1%
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 Hanover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hanover 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%
$650,000
6.5%
$600,000
7%
$560,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$525,000
Change: +71% · Conversion: Easy
COMMERCIAL (GENERAL)
$450,000
Change: +46% · Conversion: Difficult
MEDICAL BUILDING
$440,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$335,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$310,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$129 / 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
$8,723
Tax year 2024
Assessed value
$240,110
Assessed 2024
Previous assessed
$240,110
+0.0% YoY
Effective rate
3.63%
On assessed value
Assessed land
$86,400
Assessed improvement
$153,710
Land market value
$86,400
Improvement market value
$153,710
Total market value
$240,110
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Heating
NONE
Cooling
NONE
Buildings
4
Stories
1
Total area
4,000 SF
Lot
0.87 ac (37,810 SF)
Zoning code
R-3
APN
67-000-04-0441.C0-00000
UPID
US73-1904568
Jurisdiction
YORK
Zoning & alternative use
R-3 · Hanover, PA
Zoning R-3 · permitted uses
R-3 · Hanover, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hanover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$525,000
COMMERCIAL (GENERAL)
Est. value
$450,000
MEDICAL BUILDING
Est. value
$440,000
OFFICE BUILDING
Est. value
$335,000
RETAIL STORES
Est. value
$310,000
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
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
1989
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
0.87 ac
Current owner
From public records · entity-resolved
John E Hagerman JR.
Individual
Mailing address
PO BOX 3990, NORTH MYRTLE BEACH, SC 29582-0999
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2010
$225,000
John E Hagerman JR.
Hagerman,john E SR & Veronica A
Grant Deed
related
$165,000 · Adams County National Bank
—
—
John E Hagerman JR.
—
Deed Of Trust
related
$14,000 · Adams County National 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.
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