Entity Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Construction
FRAME
Total area
4,534 SF
Lot
0.15 ac (6,534 SF)
Zoning code
CBD
APN
450-48795-0-0000
UPID
US73-1684532
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$680k
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$535k
Blend (final)
Blend
$770k
Owner & transaction history
since 2023
Last sale
$525,000
6 recorded transactions
Zoning & alternative use
CBD · Mount Joy, PA
Zoning description
CBD Commercial Business District: to promote compact, pedestrian-oriented activities in the downtown; to promote an appropriate mix of retail, service, office, public, institutional and residential uses; to avoid auto-or…
General category
CIVIC_INSTITUTIONAL
Top alternative use upside
Medical building
$915,000
+25.0%
Auto repair, garage
$755,000
+3.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 8 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$770k
Value range
$693k – $847k
±10% around blend
Estimated value / SF
$170 / SF
Confidence
High
8 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
80
$693k
blend $770k
$847k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,534 SF
Lot area
0.15 ac
Year built
1920
Stories
2
APN
450-48795-0-0000
Zoning
CBD
Assessed value
$224,400
Annual tax
$6,004
3
Income approach: direct capitalization
Partial preview
Income approach indication
$820k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$890k
@ 6.5% CAP return
$820k
@ 7% CAP return
$760k
4
Sales comparison
Partial preview
Sales approach indication
$762k
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.5 mi away · 5,232 SF
14.4 mi away · 3,600 SF
15.3 mi away · 4,032 SF
17.2 mi away · 3,462 SF
17.8 mi away · 4,672 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$770k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 277 sales
$161
+5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $170/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+25%
vs current-use indication
Auto Repair, Garage
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
6.90%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.90%
9.0%
NOI (est.)
$37k *
Last sale · Feb 2023
$525k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$533k
Move the market yield to see immediate price impact.
Value / SF
$117
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.40%6.90%7.40%
$33k
$517k
$479k
$447k
$37k
$574k
$533k
$497k
$40k
$632k
$586k
$546k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$675k
10.8 mi · Sep 2025 · $159/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$6,004
Tax year 2024
Assessed value
$224,400
Assessed 2024
Previous assessed
$224,400
+0.0% YoY
Effective rate
2.68%
On assessed value
Assessed land
$30,600
Assessed improvement
$193,800
Land market value
$30,600
Improvement market value
$193,800
Total market value
$224,400
Applied tax rate
450.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
HOT WATER
Stories
2
Units
1
Total area
4,534 SF
Lot
0.15 ac (6,534 SF)
Zoning code
CBD
APN
450-48795-0-0000
UPID
US73-1684532
Jurisdiction
LANCASTER
Zoning & alternative use
CBD · Mount Joy, PAZoning CBD · permitted uses
CBD · Mount Joy, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
CBD Commercial Business District: to promote compact, pedestrian-oriented activities in the downtown; to promote an appropriate mix of retail, service, office, public, institutional and residential uses; to avoid auto-or…
General category
CIVIC_INSTITUTIONAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1920
Construction
FRAME
Heating
HOT WATER
Stories
2
Units
1
Lot
0.15 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CBD
CIVIC_INSTITUTIONAL
Jurisdiction
Mount Joy, PA
Recorded code
CBD
Official district
CBD
Official district profile
What the municipal code says about CBD
Zoning description
CBD Commercial Business District: to promote compact, pedestrian-oriented activities in the downtown; to promote an appropriate mix of retail, service, office, public, institutional and residential uses; to avoid auto-or…
General category
CIVIC_INSTITUTIONAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CBD in Mount Joy, PA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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