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Property profile & analytics
OFF-MARKET
Estimated value
$1,335,000
Office buildings
435 Riv Ave, Williamsport, PA 17701-3722
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-3888488
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Total area
11,600 SF
Lot
1.53 ac (66,647 SF)
Zoning code
COMM
APN
26+,016.0-0100.00-000+
UPID
US73-3888488
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
-
Eric Jarrett Physician
-
Moyer Breezy MD Physician
-
Johnson Abbey R OD Physician
-
Malvica, Amanda E. AuD - The Hearing & Balance Center Eye Care Center Audiologist
-
Lukasz Chebes Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.43M
Blend (final)
Blend
$1.34M
Owner & transaction history
The Eye Center Of Central Pa LLP · 5 yrs held
The Eye Center Of Central Pa LLP
since 2021
6 recorded transactions
Zoning & alternative use
COMM · Williamsport, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.6M
+20.9%
Commercial (general)
$1.5M
+14.4%
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 Williamsport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamsport 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,285,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,555,000
Change: +21% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,470,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$1.34M
Range $1.20M – $1.47M · ±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
$115 / 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
$24,061
Tax year 2024
Assessed value
$1,076,570
Assessed 2024
Previous assessed
$1,076,570
+0.0% YoY
Effective rate
2.23%
On assessed value
Assessed land
$75,540
Assessed improvement
$1,001,030
Land market value
$75,540
Improvement market value
$1,001,030
Total market value
$1,076,570
Applied tax rate
26.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1955
Heating
NONE
Total area
11,600 SF
Lot
1.53 ac (66,647 SF)
Zoning code
COMM
APN
26+,016.0-0100.00-000+
UPID
US73-3888488
Jurisdiction
LYCOMING
Zoning & alternative use
COMM · Williamsport, PA
Zoning COMM · permitted uses
COMM · Williamsport, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamsport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1955
Heating
NONE
Lot
1.53 ac
Current owner
From public records · entity-resolved
The Eye Center Of Central Pa LLP
Entity
Mailing address
88 HARDEES DR, MIFFLINBURG, PA 17844-7062
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2021
—
The Eye Center Of Central Pa LLP
Store Master Funding Xx LLC
Lease
—
Apr 16, 2021
$2,310,626
Store Master Funding Xx LLC
Bhh Real Estate Partnership II LLP
Special Warranty Deed
$2,310,626 · Citibank NA
Jan 11, 2021
$250,000
D&c Realty Limited Partnership
Bhh Real Estae Partnership II LLP
Deed
—
Dec 10, 2020
—
Bhh Real Estate Partnership II
—
Deed
related
$4,600,000 · Mifflinburg Bank & Trust Company
Dec 1, 2016
—
Bhh Real Estate Partnership II
—
Deed
related
$1,600,000 · Swineford National Bank
Aug 28, 2009
$1,100,000
Bhh Real Estate Partnership II
E V B LLC
Deed
$1,280,000 · Swineford 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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