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Property profile & analytics
FOR SALE
Day care centers
417 Frederick St Lancaster, PA 17603-2804
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US73-0301862
No photos on file
For Sale
Contact for pricing
417 Frederick St, Lancaster, PA 17603-2804
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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
$1.56M
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
Zoning description
s and design. See also § 300-42I , which may require a larger sight triangle for a parking lot. Maximum Height of Fences, Walls and Hedges Height Limitations Measured from Grade Residential Districts R1, R2, R3, R4, RO, MU (feet) Nonresidential Districts C1, C2, C3, CB, CB1, CM, SM, DF, HC, PO (feet) Residential property Fences and walls Minimum front yard 4…
Zone name
Mixed Use
General category
MIXED_USE
Zone area
465.33 ac
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
$1.56M
Range $1.40M – $1.71M · ±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
$42 / 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
For Sale
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, PAZoning MU · permitted uses
MU · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
s and design. See also § 300-42I , which may require a larger sight triangle for a parking lot. Maximum Height of Fences, Walls and Hedges Height Limitations Measured from Grade Residential Districts R1, R2, R3, R4, RO, MU (feet) Nonresidential Districts C1, C2, C3, CB, CB1, CM, SM, DF, HC, PO (feet) Residential property Fences and walls Minimum front yard 4*** 4*** Secondary front yard* 6 6 Side and rear yard 6 6 Permitted building area
Zone name
Mixed Use
General category
MIXED_USE
Zone area
465.33 ac
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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