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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Commercial real estate
495 Lycoming Mall Cir Muncy, PA 17756-1830
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-3804974
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1996
Total area
13,230 SF
Lot
2.04 ac (88,862 SF)
Zoning code
COMM
APN
41+,352.0-0111.13-000+
UPID
US73-3804974
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
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$690k
Blend (final)
Blend
$885k
Owner & transaction history
Lbm Properties LP · 5 yrs held
Lbm Properties LP
since 2020
Last sale
$895,000
4 recorded transactions
Zoning & alternative use
COMM · Muncy, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+54.5%
Auto repair, garage
$1.1M
+19.0%
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 Muncy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Muncy 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
$835,000
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$950,000
Current use
OFFICE BUILDING
$1,465,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,130,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $895k (Aug 27 2020)
Last sale anchor
$895k
Aug 27 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
$67 / 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
$15,381
Tax year 2024
Assessed value
$598,000
Assessed 2024
Previous assessed
$598,000
+0.0% YoY
Effective rate
2.57%
On assessed value
Assessed land
$79,560
Assessed improvement
$518,440
Land market value
$79,560
Improvement market value
$518,440
Total market value
$598,000
Applied tax rate
41.0000
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
1996
Heating
NONE
Total area
13,230 SF
Lot
2.04 ac (88,862 SF)
Zoning code
COMM
APN
41+,352.0-0111.13-000+
UPID
US73-3804974
Jurisdiction
LYCOMING
Zoning & alternative use
COMM · Muncy, PA
Zoning COMM · permitted uses
COMM · Muncy, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Muncy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$950,000
OFFICE BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1996
Heating
NONE
Lot
2.04 ac
Current owner
From public records · entity-resolved
Lbm Properties LP
Entity
Mailing address
66 MALL PKWY, MUNCY, PA 17756-1812
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2020
$895,000
Lbm Properties LP
Tgarvey LLC
Deed
—
Mar 28, 2016
$1,381,035
Lycoming Mall Realty Holding LLC
Preit Rubin On INC
Deed
—
Jul 20, 2010
$650,000
Tagarvey LLC
Ccms 2005-cd1 Lycomong Mall Circle
Special Warranty Deed
—
Jul 21, 2009
—
Ccms 2005-cd1 Lycoming Mall Cicle L
Bpp Muncy LLC
Foreclosure
related
—
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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