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Property profile & analytics
OFF-MARKET
Estimated value
$2,105,000
Retail space
450 Eisenhower Dr, Hanover, PA 17331-5221
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-4022916
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
2001
Total area
21,270 SF
Lot
2.27 ac (98,881 SF)
Zoning code
CM
APN
67-000-ED-0013.C0-00000
UPID
US73-4022916
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
-
Goodwill Store & Donation Center Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$2.11M
Owner & transaction history
Goodwill Keystone Area · 5 yrs held
Goodwill Keystone Area
since 2020
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
CM · Hanover, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.8M
+69.7%
Restaurant
$2.5M
+53.6%
Commercial (general)
$2.4M
+44.5%
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 Hanover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hanover 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
$2,380,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,650,000
Current use
AUTO REPAIR, GARAGE
$2,795,000
Change: +70% · Conversion: Difficult
RESTAURANT
$2,530,000
Change: +54% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,380,000
Change: +44% · Conversion: Easy
MEDICAL BUILDING
$2,340,000
Change: +42% · Conversion: Difficult
OFFICE BUILDING
$1,785,000
Change: +8% · Conversion: Easy
WAREHOUSE, STORAGE
$1,635,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$2.11M
Range $1.89M – $2.32M · ±10% · vs last sale $2.20M (Dec 21 2020)
Last sale anchor
$2.20M
Dec 21 2020
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
$99 / 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
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
STORE, RETAIL OUTLET
Status
Off-Market
Year built
2001
Heating
FORCED AIR
Cooling
CENTRAL
Total area
21,270 SF
Lot
2.27 ac (98,881 SF)
Zoning code
CM
APN
67-000-ED-0013.C0-00000
UPID
US73-4022916
Jurisdiction
YORK
Zoning & alternative use
CM · Hanover, PA
Zoning CM · permitted uses
CM · Hanover, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hanover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$2.8M
RESTAURANT
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.3M
OFFICE BUILDING
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.6M
RETAIL STORES Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE 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
2001
Heating
FORCED AIR
Cooling
Yes
Lot
2.27 ac
Current owner
From public records · entity-resolved
Goodwill Keystone Area
Individual
Mailing address
1150 GOODWILL DR, HARRISBURG, PA 17101-2400
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2020
$2,200,000
Goodwill Keystone Area
Monahan Equities I
Deed
—
Aug 26, 2019
—
Monahan Equities I
—
Deed
related
$100,000 · Acnb Bk
Nov 23, 2016
—
Monahan Equities I
—
Deed
related
$250,000 · Acnb Bk
Dec 24, 2014
—
Equities I Monahan
—
Grant Deed
related
$8,250,000 · Acnb Bk
Aug 30, 2012
—
Equities I Monahan
—
Deed Of Trust
related
$1,000,000 · M & T Bank
—
—
Monahan Equities I
—
Deed Of Trust
related
$100,000 · Acnb Bk
—
—
Monahan Equities I
—
Deed Of Trust
related
$250,000 · Acnb Bk
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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