Trust Owned Property summary
AI-generated overview
Stillmeadow Plaza is a multi-tenant office property constructed in 2007, comprising 16 separately metered suites. The building has separately metered heating and cooling, with eight suites on each floor to support independent tenant control. On-site parking is provided with 120 spaces for employee and visitor use. The property is located in Manchester Township, York County, and is positioned near Route 30 and Exit 22 off I-83, offering convenient access to the regional transportation network and visibility along the adjacent roadway corridors.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Total area
24,000 SF
Lot
1.54 ac (67,082 SF)
Zoning code
RL
APN
36-000-37-0073.B0-00000
UPID
US73-0859517
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
-
Energy Supplier Service Establishment
-
Insurance Agency
-
Restaurant
-
Loan Service Bank
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.41M
Comparable Approach
Comparable
$2.15M
Blend (final)
Blend
$3.20M
Owner & transaction history
since 2025
Last sale
$3.6M
2 recorded transactions
Zoning & alternative use
RL · York, PA
Top alternative use upside
Restaurant
$4.9M
+228.7%
Medical building
$2.6M
+73.8%
Auto repair, garage
$2.3M
+51.8%
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 5 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.20M
Value range
$2.88M – $3.52M
±10% around blend
Estimated value / SF
$133 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
$2.88M
blend $3.20M
$3.52M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
24,000 SF
Lot area
1.54 ac
Year built
2007
APN
36-000-37-0073.B0-00000
Zoning
RL
Assessed value
$1,862,320
Annual tax
$55,441
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.41M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.78M
@ 6.5% CAP return
$4.41M
@ 7% CAP return
$4.09M
4
Sales comparison
Partial preview
Sales approach indication
$1.73M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
18.0 mi away · 26,474 SF
18.0 mi away · 26,474 SF
21.8 mi away · 18,207 SF
23.3 mi away · 19,777 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.20M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 28 sales
$63
+113%
Submarket 113 sales
$90
+48%
County 206 sales
$76
+75%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $133/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
+229%
vs current-use indication
Medical Building
Auto Repair, Garage
Warehouse, Storage
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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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$3.60M
Move the market yield to see immediate price impact.
Value / SF
$150
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%
$227k
$4.54M
$3.24M
$2.52M
$252k
$5.04M
$3.60M
$2.80M
$277k
$5.54M
$3.96M
$3.08M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$2.30M
4.8 mi · Jan 2026 · $107/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$55,441
Tax year 2024
Assessed value
$1,862,320
Assessed 2024
Previous assessed
$1,862,320
+0.0% YoY
Effective rate
2.98%
On assessed value
Assessed land
$107,880
Assessed improvement
$1,754,440
Land market value
$107,880
Improvement market value
$1,754,440
Total market value
$1,862,320
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
2007
Heating
FORCED AIR
Cooling
CENTRAL
Total area
24,000 SF
Lot
1.54 ac (67,082 SF)
Zoning code
RL
APN
36-000-37-0073.B0-00000
UPID
US73-0859517
Jurisdiction
YORK
Zoning & alternative use
RL · York, PAZoning RL · permitted uses
RL · York, 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
2007
Heating
FORCED AIR
Cooling
Yes
Lot
1.54 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RL
Jurisdiction
York, PA
Recorded code
RL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RL in York, 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.
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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.
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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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