Entity Owned 
For Sale
1 / 74
$895,000
6391 State Route 654, Williamsport, PA 17702
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Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1901
Total area
2,220 SF
Lot
1.43 ac (62,291 SF)
Zoning code
RES
APN
03+,408.0-0108.00-000+
UPID
US73-3723392
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
$215k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$215k
Owner & transaction history
since 2008
3 recorded transactions
Zoning & alternative use
RES · South Williamsport, PA
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$215k
Value range
$194k – $237k
±10% around blend
Estimated value / SF
$97 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
50
Income certainty
100
$194k
blend $215k
$237k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,220 SF
Lot area
1.43 ac
Year built
1901
APN
03+,408.0-0108.00-000+
Zoning
RES
Assessed value
$151,580
Annual tax
$3,786
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$3,786
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$284k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.4 mi away · 2,160 SF
6.4 mi away · 2,685 SF
7.3 mi away · 2,036 SF
8.0 mi away · 2,080 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$215k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 121 sales
$123
-21%
County 237 sales
$111
-12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $97/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Market benchmark
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
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Selected market yield
8.58%
Selected cap rate for this commercial real estate
Derived from the Williamsport market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.58%
9.0%
NOI (est.)
$77k *
* 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$895k
Move the market yield to see immediate price impact.
Value / SF
$403
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
8.08%8.58%9.08%
$69k
$855k
$805k
$761k
$77k
$950k
$895k
$846k
$84k
$1.05M
$984k
$930k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$425k
5.3 mi · Jan 2026 · $221/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$3,786
Tax year 2024
Assessed value
$151,580
Assessed 2024
Previous assessed
$151,580
+0.0% YoY
Effective rate
2.50%
On assessed value
Assessed land
$12,800
Assessed improvement
$138,780
Land market value
$12,800
Improvement market value
$138,780
Total market value
$151,580
Applied tax rate
3.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1901
Heating
NONE
Total area
2,220 SF
Lot
1.43 ac (62,291 SF)
Zoning code
RES
APN
03+,408.0-0108.00-000+
UPID
US73-3723392
Jurisdiction
LYCOMING
Zoning & alternative use
RES · South Williamsport, PAZoning RES · permitted uses
RES · South Williamsport, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1901
Heating
NONE
Lot
1.43 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RES
Jurisdiction
South Williamsport, PA
Recorded code
RES
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
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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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