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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Flex space
470 Newcomer Rd Windsor, PA 17366-8483
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US73-1186645
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1998
Total area
10,400 SF
Lot
1.5 ac (65,340 SF)
Zoning code
AG
APN
35-000-HL-0113.G0-00000
UPID
US73-1186645
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
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$497k
Blend (final)
Blend
$550k
Owner & transaction history
Newcomer Holdings LLC · 2 yrs held
Newcomer Holdings LLC
since 2024
Last sale
$550,000
6 recorded transactions
Zoning & alternative use
AG · Windsor, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$870,000
+54.9%
Office building
$845,000
+50.5%
Retail stores
$795,000
+41.0%
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 Windsor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Windsor 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
$550,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$565,000
Current use
COMMERCIAL (GENERAL)
$870,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$845,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$795,000
Change: +41% · Conversion: Moderate
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (May 2 2024)
Last sale anchor
$550k
May 2 2024
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
$53 / 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
$7,680
Tax year 2024
Assessed value
$228,720
Assessed 2024
Previous assessed
$228,720
+0.0% YoY
Effective rate
3.36%
On assessed value
Assessed land
$28,310
Assessed improvement
$200,410
Land market value
$28,310
Improvement market value
$200,410
Total market value
$228,720
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1998
Heating
YES
Cooling
NONE
Stories
1
Total area
10,400 SF
Lot
1.5 ac (65,340 SF)
Zoning code
AG
APN
35-000-HL-0113.G0-00000
UPID
US73-1186645
Jurisdiction
YORK
Zoning & alternative use
AG · Windsor, PA
Zoning AG · permitted uses
AG · Windsor, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Windsor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$565,000
COMMERCIAL (GENERAL)
Est. value
$870,000
OFFICE BUILDING
Est. value
$845,000
RETAIL STORES
Est. value
$795,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
1998
Heating
YES
Cooling
Yes
Stories
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Newcomer Holdings LLC
Entity
Mailing address
2785 S QUEEN ST, DALLASTOWN, PA 17313-9540
Ownership since
2024
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
May 2, 2024
$550,000
Newcomer Holdings LLC
Steven S Hess
Deed
$412,500 · Peoples Savings Bank
Apr 26, 2021
—
Steven S Hess
—
Deed
related
$408,000 · Truist Bank
Jul 27, 2018
—
Steven S Hess
—
Deed
related
$85,000 · Branch Bk&tr
Jun 2, 2017
$215,000
Steven S Hess
Evans Industries INC
Grant Deed
$182,750 · Branch Bk&tr
Jan 5, 2007
$210,000
Evans Industries INC
Owner Name Unavailable
Grant Deed
related
—
—
—
Steven S Hess
—
Deed Of Trust
related
$85,000 · Branch Bk&tr
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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