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Property profile & analytics
OFF-MARKET
Estimated value
$2,455,000
Hotels
45 Holiday Inn Rd Clarion, PA 16214-4033
Entity Owned
Free & Clear
Property ID
US73-4521097
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1972
Total area
18,132 SF
Lot
6.32 ac (275,299 SF)
APN
19-000750
UPID
US73-4521097
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
-
RBG Bar & Grill Bar & Pub Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.50M
CAP Approach
CAP
$2.01M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.46M
Owner & transaction history
Pan Pennsylvania LLC
Pan Pennsylvania LLC
since 2026
Last sale
$2.5M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Clarion submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clarion 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
$2,465,000
ML approach
$2,500,000
CAP Approach
CAP Return
Estimation
6%
$2,170,000
6.5%
$2,005,000
7%
$1,860,000
Alternative Use
Use
Estimation
RESTAURANT
$3,830,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,505,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±10% · vs last sale $2.45M (Sep 29 2023)
Last sale anchor
$2.45M
Sep 29 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
$135 / 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
$65,604
Tax year 2024
Assessed value
$910,888
Assessed 2024
Previous assessed
$910,888
+0.0% YoY
Effective rate
7.20%
On assessed value
Assessed land
$108,080
Assessed improvement
$802,808
Land market value
$108,080
Improvement market value
$802,808
Total market value
$910,888
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1972
Total area
18,132 SF
Lot
6.32 ac (275,299 SF)
APN
19-000750
UPID
US73-4521097
Jurisdiction
CLARION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$2.5M
RESTAURANT
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
1972
Lot
6.32 ac
Current owner
From public records · entity-resolved
Pan Pennsylvania LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1148 OLD FREEPORT RD, PITTSBURGH, PA 15238-3109
Ownership since
2026
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
Mar 23, 2026
—
Pan Pennsylvania LLC
Clarion Bs Associates LLC
Deed
—
Apr 22, 2025
—
Clarion Bs Associates LLC
—
Deed
related
$1,403,000 · Clarion County Community Bank
Nov 27, 2024
—
Sheetz INC
Clarion Bs Associates LLC
Deed
—
Sep 29, 2023
$2,450,000
Clarion Bs Associates LLC
Holiday Road INC
Deed
$1,610,234 · Clarion County Community Bank
Nov 5, 2019
$1,155,000
Holiday Road INC
Rss Comm2014cc Re18 A Auh LLC
Special Warranty Deed
—
Sep 25, 2018
$995
Rss Comm2o14ccre1 8 Pa Auh LLC
Am Clarion Hotel LP
Deed
—
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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