5741 Buffalo Rd Harborcreek, PA 16421-1626
Individually Owned
18-yr Hold
Free & Clear
Estimated value (blended)
$17.41M
Range $15.66M – $19.15M (±10%)
Property ID
US73-5611914
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2003
Construction
STEEL FRAME
Total area
189,305 SF
Lot
42.45 ac (1,849,122 SF)
Zoning code
B1
APN
27-043-204.0-007.00
UPID
US73-5611914
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
-
Bank Credit Union
-
Social Service Agency Community Center
-
Bank Credit Union
-
Hardware & Home Improvement
-
Electrical Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.41M
Blend (final)
Blend
$17.41M
Owner & transaction history
since 2008
2 recorded transactions
Zoning & alternative use
B1 · Harborcreek, PA
Top alternative use upside
Apartment house (5+ units)
$16.7M
+23.0%
Office building
$14.4M
+6.1%
Restaurant
$13.9M
+2.4%
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
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.
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$17.41M
Value range
$15.66M – $19.15M
±10% around blend
Estimated value / SF
$92 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$15.66M
blend $17.41M
$19.15M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
189,305 SF
Lot area
42.45 ac
Year built
2003
Stories
2
APN
27-043-204.0-007.00
Assessed value
$10,115,300
Annual tax
$266,501
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$18.41M
Range $6.44M – $20.76M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.41M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 180 sales
$72
+28%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $92/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+23%
vs current-use indication
Office Building
Restaurant
Retail Stores · current use
Auto Repair, Garage
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
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$10.12M
Move the market yield to see immediate price impact.
Value / SF
$53
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%
$637k
$12.75M
$9.10M
$7.08M
$708k
$14.16M
$10.12M
$7.87M
$779k
$15.58M
$11.13M
$8.65M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$266,501
Tax year 2023
Assessed value
$10,115,300
Assessed 2024
Previous assessed
$10,115,300
+0.0% YoY
Effective rate
2.63%
On assessed value
Assessed land
$1,198,400
Assessed improvement
$8,916,900
Land market value
$1,198,400
Improvement market value
$8,916,900
Total market value
$10,115,300
Applied tax rate
27.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2003
Construction
STEEL FRAME
Heating
NONE
Stories
2
Total area
189,305 SF
Lot
42.45 ac (1,849,122 SF)
Zoning code
B1
APN
27-043-204.0-007.00
UPID
US73-5611914
Jurisdiction
ERIE
Zoning & alternative use
B1 · Harborcreek, PAZoning B1 · permitted uses
B1 · Harborcreek, 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
2003
Construction
STEEL FRAME
Heating
NONE
Stories
2
Lot
42.45 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B1
Jurisdiction
Harborcreek, PA
Recorded code
B1
Ownership Intelligence
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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
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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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