555 Greenfield Rd Lancaster, PA 17601-5870
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$1.46M
Range $1.31M – $1.60M (±10%)
Property ID
US73-1838086
Property summary
AI-generated overview
This exceptional retail opportunity is located at 555 Greenfield Road in Lancaster, Pennsylvania, within the desirable Shoppes at Greenfield. The property offers three available spaces, ranging in size from 785 to 1,605 square feet, providing flexibility for various retail businesses. Each unit is equipped with bathrooms, and a grease trap is available, making it suitable for food-related businesses. The property is zoned for Business Park use, ensuring a wide range of permitted activities. Ample parking is provided for both customers and employees, contributing to a convenient shopping experience. The high traffic counts in this established shopping center guarantee significant foot traffic and visibility for your business. This location in Lancaster County, Pennsylvania, zip code 17601, offers excellent access to major roadways and a thriving local community. The property's strategic placement within the Shoppes at Greenfield ensures a strong presence within a well-established retail environment. This is an ideal location for businesses seeking high visibility and convenient access for their customers. The available space presents a unique opportunity to establish or expand your retail presence in a prime Lancaster location. Contact us today to learn more about this exciting opportunity.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
FRAME
Total area
8,870 SF
Lot
2 ac (87,120 SF)
Zoning code
C-2
APN
310-82904-0-0000
UPID
US73-1838086
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Atm
-
Take-out & Catering
-
Financial Advisor
-
Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
$884k
Blend (final)
Blend
$1.46M
Owner & transaction history
since 2016
1 recorded transaction
Zoning & alternative use
C-2 · Lancaster, PA
Top alternative use upside
Restaurant
$2.1M
+14.6%
Medical building
$2.0M
+12.0%
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.
17% off on annual
Unlock the complete Valuation workflow
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 · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.46M
Value range
$1.31M – $1.60M
±10% around blend
Estimated value / SF
$164 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
80
$1.31M
blend $1.46M
$1.60M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,870 SF
Lot area
2 ac
Year built
1989
Stories
1
APN
310-82904-0-0000
Assessed value
$1,295,300
Annual tax
$26,224
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.61M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.74M
@ 6.5% CAP return
$1.61M
@ 7% CAP return
$1.49M
4
Sales comparison
Partial preview
Sales approach indication
$1.27M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.8 mi away · 11,125 SF
13.3 mi away · 8,400 SF
15.5 mi away · 8,196 SF
17.4 mi away · 10,616 SF
19.2 mi away · 9,082 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.46M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 90 sales
$203
-19%
County 277 sales
$161
+2%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $164/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+15%
vs current-use indication
Medical Building
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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
Unlock the complete Cap Rate workflow
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
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.30M
Move the market yield to see immediate price impact.
Value / SF
$146
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
5.00%7.00%9.00%
$82k
$1.63M
$1.17M
$907k
$91k
$1.81M
$1.30M
$1.01M
$100k
$1.99M
$1.42M
$1.11M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$1.35M
3.0 mi · Feb 2026 · $185/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$26,224
Tax year 2024
Assessed value
$1,295,300
Assessed 2024
Previous assessed
$1,295,300
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$300,000
Assessed improvement
$995,300
Land market value
$300,000
Improvement market value
$995,300
Total market value
$1,295,300
Applied tax rate
310.0000
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
1989
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Buildings
2
Stories
1
Total area
8,870 SF
Lot
2 ac (87,120 SF)
Zoning code
C-2
APN
310-82904-0-0000
UPID
US73-1838086
Jurisdiction
LANCASTER
Zoning & alternative use
C-2 · Lancaster, PAZoning C-2 · permitted uses
C-2 · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1989
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
2
Lot
2 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-2
Jurisdiction
Lancaster, PA
Recorded code
C-2
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-2 in Lancaster, PA.
What opens after registration
Zoning profile
3 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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