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Property profile & analytics
OFF-MARKET
Estimated value
$6,705,000
Assisted living facilities
451 Sand Hl Rd Hershey, PA 17033-3411
Individually Owned
~
Est. High Equity
Property ID
US73-2636341
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1985
Total area
102,456 SF
Lot
9.84 ac (428,630 SF)
APN
24-044-112
UPID
US73-2636341
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
-
Country Meadows Retirement Community Retirement Community
-
Robin Garrison Physician
-
Caitlyn Deeter Physician
-
Crystal L. Hoy, PTA Physician
-
Carrie King, OT Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.71M
Owner & transaction history
Country Meadows Of Hershey Assocs
Country Meadows Of Hershey Assocs
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$11.0M
+27.4%
Medical building
$10.8M
+25.1%
Industrial (general)
$10.3M
+19.3%
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 Hershey submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hershey 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$8,635,000
Current use
COMMERCIAL (GENERAL)
$11,000,000
Change: +27% · Conversion: Difficult
MEDICAL BUILDING
$10,800,000
Change: +25% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$10,300,000
Change: +19% · Conversion: Difficult
RESTAURANT
$10,070,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,930,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,220,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$6.71M
Range $6.03M – $7.38M · ±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
$65 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$376,400
Tax year 2023
Assessed value
$13,047,300
Assessed 2024
Previous assessed
$13,047,300
+0.0% YoY
Effective rate
2.88%
On assessed value
Assessed land
$1,082,400
Assessed improvement
$11,964,900
Land market value
$1,082,400
Improvement market value
$11,964,900
Total market value
$13,047,300
Applied tax rate
24.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1985
Heating
YES
Cooling
YES
Buildings
7
Total area
102,456 SF
Lot
9.84 ac (428,630 SF)
APN
24-044-112
UPID
US73-2636341
Jurisdiction
DAUPHIN
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$11.0M
MEDICAL BUILDING
Est. value
$10.8M
INDUSTRIAL (GENERAL)
Est. value
$10.3M
RESTAURANT
Est. value
$10.1M
AUTO REPAIR, GARAGE
Est. value
$9.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1985
Heating
YES
Cooling
Yes
Buildings
7
Lot
9.84 ac
Current owner
From public records · entity-resolved
Country Meadows Of Hershey Assocs
Individual
Mailing address
PO BOX 680, HERSHEY, PA 17033-0680
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Country Meadows Of Hershey Assocs
—
Deed Of Trust
related
$8,000,000 · Fulton Bank
—
—
Country Meadows Of Hershey Assocs
—
Deed Of Trust
related
$3,500,000 · Fulton 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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