44 Queen St Lancaster, PA 17603-3825
Retail space
Google Maps
Entity Owned
9-yr Hold
~
Est. High Equity
No photos on file
For Sale
Contact for pricing
44 Queen St, Lancaster, PA 17603-3825
View Listing →
Estimated value (blended)
$1.32M
Range $1.18M – $1.45M (±10%)
Property ID
US73-1501216
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
55,765 SF
Lot
0.3 ac (13,068 SF)
Zoning code
CB1
APN
331-65573-0-0000
UPID
US73-1501216
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store
-
General Contractor Renovation Specialist
-
Construction Company General Contractor
-
(Bike/Boat/Book/etc) Store Pharmacy
-
(Bike/Boat/Book/etc) Store Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.44M
Blend (final)
Blend
$1.32M
Owner & transaction history
since 2017
5 recorded transactions
Zoning & alternative use
CB1 · Lancaster, PA
Zoning description
ons. § 300-38 Hospital Complex District. § 300-39 Floodplain District. § 300-40 Green incentives and standards; solar facilities. § 300-24 Visibility at intersections. On a corner lot in all districts, except the CB and…
General category
COMMERCIAL
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.32M
Value range
$1.18M – $1.45M
±10% around blend
Estimated value / SF
$24 / SF
Confidence
None
2 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
20
$1.18M
blend $1.32M
$1.45M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
55,765 SF
Lot area
0.3 ac
Year built
1910
Stories
5
APN
331-65573-0-0000
Assessed value
$1,711,200
Annual tax
$67,712
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$7.44M
Weighted, 0 comps · none confidence
Evidence
2 found
County-verified recorded sales
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.32M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 54 sales
$218
-89%
Submarket 90 sales
$203
-88%
County 277 sales
$161
-85%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $24/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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 2 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.71M
Move the market yield to see immediate price impact.
Value / SF
$31
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
5.00%7.00%9.00%
$108k
$2.16M
$1.54M
$1.20M
$120k
$2.40M
$1.71M
$1.33M
$132k
$2.64M
$1.88M
$1.46M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
2 found
None confidence · county-verified
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$67,712
Tax year 2024
Assessed value
$1,711,200
Assessed 2024
Previous assessed
$1,711,200
+0.0% YoY
Effective rate
3.96%
On assessed value
Assessed land
$150,000
Assessed improvement
$1,561,200
Land market value
$150,000
Improvement market value
$1,561,200
Total market value
$1,711,200
Applied tax rate
331.0000
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
For Sale
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
5
Total area
55,765 SF
Lot
0.3 ac (13,068 SF)
Zoning code
CB1
APN
331-65573-0-0000
UPID
US73-1501216
Jurisdiction
LANCASTER
Zoning & alternative use
CB1 · Lancaster, PAZoning CB1 · permitted uses
CB1 · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
ons. § 300-38 Hospital Complex District. § 300-39 Floodplain District. § 300-40 Green incentives and standards; solar facilities. § 300-24 Visibility at intersections. On a corner lot in all districts, except the CB and…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
5
Lot
0.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CB1
COMMERCIAL
Jurisdiction
Lancaster, PA
Recorded code
CB1
Official district
CB1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CB1 in Lancaster, PA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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