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Property profile & analytics
OFF-MARKET
Estimated value
$1,645,000
Manufacturing properties
62 Willow Crk Rd, Reading, PA 19605-9203
Entity Owned
~
Est. High Equity
Property ID
US73-0755748
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1989
Total area
33,574 SF
Lot
4.52 ac (196,891 SF)
APN
5400-16-83-7278
UPID
US73-0755748
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
Current use
Occupant on record · Public records
-
Gap View Machine - Reading Location Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.78M
Blend (final)
Blend
$1.65M
Owner & transaction history
Cg Willow Creek Properties LLC
Cg Willow Creek Properties LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+30.6%
Retail stores
$2.0M
+16.3%
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 Reading submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reading 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,695,000
Current use
COMMERCIAL (GENERAL)
$2,215,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$1,970,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$1.65M
Range $1.48M – $1.81M · ±10%
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
$49 / 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
$10,373
Tax year 2024
Assessed value
$836,900
Assessed 2024
Previous assessed
$836,900
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$110,000
Assessed improvement
$726,900
Land market value
$110,000
Improvement market value
$726,900
Total market value
$836,900
Applied tax rate
68.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1989
Heating
NONE
Stories
1
Total area
33,574 SF
Lot
4.52 ac (196,891 SF)
APN
5400-16-83-7278
UPID
US73-0755748
Jurisdiction
BERKS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.2M
RETAIL STORES
Est. value
$2.0M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1989
Heating
NONE
Stories
1
Lot
4.52 ac
Current owner
From public records · entity-resolved
Cg Willow Creek Properties LLC
Entity
Mailing address
625 TODD RD, HONEY BROOK, PA 19344-1301
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2025
—
Cg Willow Creek Properties LLC
—
Deed
related
$990,000 · Truist Bank
Nov 17, 2025
$2,890,000
Cg Willow Creek Properties LLC
Benco Associates LLC
Deed
—
May 14, 2020
—
Benco Associates LLC
—
Deed
related
$1,232,000 · Truist Bank
May 1, 2012
$600,000
Benco Associates LLC
Leh,edward F III
Grant Deed
$480,000 · National Penn Bank
Apr 1, 2012
$600,000
Benco Associates LLC
Leh,edward F III
Grant Deed
—
Apr 7, 2010
$425,000
Edward F Leh III
Susquehanna Bk
Grant Deed
$212,500 · Vist Bank
Feb 8, 2010
$3,200
Susquehanna Bk
Riegel,lloyd F & Sherry L
Grant Deed
related
—
Sep 18, 2007
—
Lloyd F Riegel
—
Deed Of Trust
related
$1,100,000 · Communitybanks
—
—
Benco Associates LLC
—
Deed Of Trust
related
$475,000 · National Penn Bank
—
—
Lloyd F Riegel
—
Deed Of Trust
related
$328,000 · Leesport Bank
—
—
Riegel,lloyd F & Sherry L
—
Deed Of Trust
related
$175,000 · Central Carolina Bk
—
—
Riegel,lloyd F Etal
—
Deed Of Trust
related
$305,000 · Leesport Bk
—
—
Riegel,lloyd F Ty Etal
—
Deed Of Trust
related
$200,000 · National Penn Bk
—
—
Riegel,lloyd F Ty Etal
—
Deed Of Trust
related
$100,000 · National Penn Bk
—
—
Lloyd F Riegel
—
Deed Of Trust
related
$450,000 · Communitybanks
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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