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Property profile & analytics
OFF-MARKET
Estimated value
$2,595,000
Commercial real estate
45 Pucillo Dr, Millersville, PA 17551
Entity Owned
Free & Clear
Property ID
US73-2110452
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1969
Construction
BRICK
Total area
12,180 SF
Lot
13.8 ac (601,128 SF)
Zoning code
R1A
APN
440-98605-0-0000
UPID
US73-2110452
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.33M
Comparable Approach
Comparable
$2.73M
Blend (final)
Blend
$2.60M
Owner & transaction history
COMMONWEALTH PENN
COMMONWEALTH PENN
Zoning & alternative use
R1A · Millersville, PA
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 Millersville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Millersville 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%
$2,520,000
6.5%
$2,325,000
7%
$2,160,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,975,000
Current use
RESTAURANT
$2,470,000
Change: -17% · Conversion: Difficult
MEDICAL BUILDING
$2,455,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$2.60M
Range $2.34M – $2.85M · ±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
$213 / 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
$56,271
Tax year 2024
Assessed value
$2,111,700
Assessed 2024
Previous assessed
$2,111,700
+0.0% YoY
Effective rate
2.66%
On assessed value
Assessed land
$561,600
Assessed improvement
$1,550,100
Land market value
$561,600
Improvement market value
$1,550,100
Total market value
$2,111,700
Applied tax rate
440.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1969
Construction
BRICK
Heating
FORCED AIR
Buildings
2
Stories
1
Total area
12,180 SF
Lot
13.8 ac (601,128 SF)
Zoning code
R1A
APN
440-98605-0-0000
UPID
US73-2110452
Jurisdiction
LANCASTER
Zoning & alternative use
R1A · Millersville, PA
Zoning R1A · permitted uses
R1A · Millersville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Millersville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.0M
RESTAURANT
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
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
1969
Construction
BRICK
Heating
FORCED AIR
Stories
1
Buildings
2
Lot
13.8 ac
Current owner
From public records · entity-resolved
COMMONWEALTH PENN
Individual
Free & Clear · 0 yrs held
Mailing address
18TH HERR STS, HARRISBURG, PA 17103
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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