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Property profile & analytics
OFF-MARKET
Estimated value
$940,000
Retail space
448 Mt Sidney Rd Lancaster, PA 17602
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-0287442
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1890
Construction
FRAME
Total area
3,280 SF
Lot
4.5 ac (196,020 SF)
Zoning code
R
APN
310-53834-0-0000
UPID
US73-0287442
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
-
Creation Landscaping & Lawn Care LLC Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
$595k
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$940k
Owner & transaction history
Sunshine Estates LLC · 3 yrs held
Sunshine Estates LLC
since 2023
Last sale
$900,000
4 recorded transactions
Zoning & alternative use
R · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$960,000
+58.5%
Medical building
$745,000
+23.3%
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
$1,250,000
CAP Approach
CAP Return
Estimation
6%
$645,000
6.5%
$595,000
7%
$550,000
Alternative Use
Use
Estimation
RETAIL STORES
$605,000
Current use
COMMERCIAL (GENERAL)
$960,000
Change: +58% · Conversion: Easy
MEDICAL BUILDING
$745,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$575,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$940k
Range $846k – $1.03M · ±10% · vs last sale $900k (Jul 10 2023)
Last sale anchor
$900k
Jul 10 2023
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
$287 / 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
$8,467
Tax year 2024
Assessed value
$418,200
Assessed 2024
Previous assessed
$418,200
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$180,000
Assessed improvement
$238,200
Land market value
$180,000
Improvement market value
$238,200
Total market value
$418,200
Applied tax rate
310.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1890
Construction
FRAME
Heating
SPACE
Cooling
NONE
Buildings
2
Stories
2
Rooms
8
Bathrooms
2
Total area
3,280 SF
Lot
4.5 ac (196,020 SF)
Zoning code
R
APN
310-53834-0-0000
UPID
US73-0287442
Jurisdiction
LANCASTER
Zoning & alternative use
R · Lancaster, PA
Zoning R · permitted uses
R · 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
RETAIL STORES Current
Est. value
$605,000
COMMERCIAL (GENERAL)
Est. value
$960,000
MEDICAL BUILDING
Est. value
$745,000
WAREHOUSE, STORAGE
Est. value
$575,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1890
Construction
FRAME
Heating
SPACE
Cooling
Yes
Stories
2
Buildings
2
Rooms
8
Bathrooms
2
Lot
4.5 ac
Current owner
From public records · entity-resolved
Sunshine Estates LLC
Entity
Mailing address
209 SEGO SAGO RD, LITITZ, PA 17543-8416
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2023
$900,000
Sunshine Estates LLC
Craig L Zimmerman
Deed
—
—
—
Craig L Zimmerman
—
Deed Of Trust
related
$250,000 · Graystone Bank
—
—
Craig L Zimmerman
—
Deed Of Trust
related
$200,000 · Graystone Bank
—
—
Craig L Zimmerman
—
Deed Of Trust
related
$98,000 · Graystone 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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