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Property profile & analytics
OFF-MARKET
Estimated value
$1,950,000
Day care centers
417 Frederick St, Lancaster, PA 17603-2804
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-0301862
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1870
Construction
BRICK
Total area
36,880 SF
Lot
0.72 ac (31,363 SF)
Zoning code
MU
APN
339-21840-0-0000
UPID
US73-0301862
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
-
Brandon Parkyn Physician
-
Rent Period Inc Travel Agency Vacation Rental
-
Chesterbrook Academy Preschool Daycare Center
-
Albright LIFE Lancaster Home Health Care Service Medical Office
-
Dr. Don Nguyen Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.35M
Blend (final)
Blend
$1.95M
Owner & transaction history
Derosa Capital 14 LLC · 4 yrs held
Derosa Capital 14 LLC
since 2021
7 recorded transactions
Zoning & alternative use
MU · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.1M
+17.1%
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$1,555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$2,640,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,090,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$1.95M
Range $1.76M – $2.15M · ±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
$53 / 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
$116,252
Tax year 2024
Assessed value
$2,937,900
Assessed 2024
Previous assessed
$2,937,900
+0.0% YoY
Effective rate
3.96%
On assessed value
Assessed land
$91,200
Assessed improvement
$2,846,700
Land market value
$91,200
Improvement market value
$2,846,700
Total market value
$2,937,900
Applied tax rate
339.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1870
Construction
BRICK
Heating
YES
Cooling
YES
Stories
3
Total area
36,880 SF
Lot
0.72 ac (31,363 SF)
Zoning code
MU
APN
339-21840-0-0000
UPID
US73-0301862
Jurisdiction
LANCASTER
Zoning & alternative use
MU · Lancaster, PA
Zoning MU · permitted uses
MU · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
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
1870
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
3
Lot
0.72 ac
Current owner
From public records · entity-resolved
Derosa Capital 14 LLC
Entity
Mailing address
PO BOX 3003, LANCASTER, PA 17604-3003
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
$5,825,000
Derosa Capital 14 LLC
Fulton Market Property LP
Deed
$4,368,750 · Investors Bank
Oct 20, 2020
—
Fulton Market Property LP
—
Deed
related
$2,400,000 · Orrstown Bk
Feb 10, 2017
—
Fulton Market Property LP
—
Grant Deed
related
$1,300,000 · Peoples Bk
Feb 8, 2017
—
Fulton Market Property LP
—
Grant Deed
related
$3,900,000 · Peoples Bk
Dec 10, 2014
—
Franklin & Marshall College
—
Grant Deed
related
$3,700,000 · Fulton Bk
—
—
College Hill Project Owner
—
Deed Of Trust
related
$200,000 · Fulton Bank
—
—
College Hill Project Owner LP
—
Deed Of Trust
related
$175,000 · Fulton Bank
—
—
College Hill Project Owner
—
Deed Of Trust
related
$3,000,000 · Keystone T Ventures LLC
—
—
College Hill Project Owner
—
Deed Of Trust
related
$3,000,000 · Fulton Bank
—
—
College Hill Project Owner
—
Deed Of Trust
related
$701,500 · Fulton 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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