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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Manufacturing properties
6400 Howard Dr Fairview, PA 16415-2912
Trust Owned
10-yr Hold
~
Est. High Equity
Property ID
US73-0009204
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1997
Construction
STEEL FRAME
Total area
43,672 SF
Lot
4.5 ac (196,020 SF)
Zoning code
I1
APN
31-001-001.0-011.01
UPID
US73-0009204
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
-
Howard Industries Industrial Manufacturer Production Facility
-
Prime Sign Program (Bike/Boat/Book/etc) Store Printing Service
-
Design Stone General Contractor Renovation Specialist
-
ADA Interior Signs - ADA AdVantage from Howard Industries (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.98M
Blend (final)
Blend
$1.96M
Owner & transaction history
Schneider,susan A 2014 Trust · 10 yrs held
Schneider,susan A 2014 Trust
since 2015
3 recorded transactions
Zoning & alternative use
I1 · Fairview, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+139.1%
Retail stores
$3.1M
+133.4%
Auto repair, garage
$3.1M
+130.4%
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 Fairview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairview 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)
$1,340,000
Current use
RESTAURANT
$3,205,000
Change: +139% · Conversion: Difficult
RETAIL STORES
$3,130,000
Change: +133% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,090,000
Change: +130% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,060,000
Change: +54% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,610,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±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
$45 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$27,223
Tax year 2023
Assessed value
$1,272,100
Assessed 2024
Previous assessed
$1,272,100
+0.0% YoY
Effective rate
2.14%
On assessed value
Assessed land
$202,500
Assessed improvement
$1,069,600
Land market value
$202,500
Improvement market value
$1,069,600
Total market value
$1,272,100
Applied tax rate
31.0000
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
1997
Construction
STEEL FRAME
Heating
NONE
Stories
4
Total area
43,672 SF
Lot
4.5 ac (196,020 SF)
Zoning code
I1
APN
31-001-001.0-011.01
UPID
US73-0009204
Jurisdiction
ERIE
Zoning & alternative use
I1 · Fairview, PA
Zoning I1 · permitted uses
I1 · Fairview, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairview. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.3M
RESTAURANT
Est. value
$3.2M
RETAIL STORES
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$1.6M
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1997
Construction
STEEL FRAME
Heating
NONE
Stories
4
Lot
4.5 ac
Current owner
From public records · entity-resolved
Schneider,susan A 2014 Trust
Trust
Mailing address
13 NIAGARA PIER PIER, ERIE, PA 16507-2307
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2015
—
Schneider,susan A 2014 Trust
Schneider,gary P & Susan A
Quit Claim Deed
related
—
Dec 31, 2012
$920,105
Gary P Schneider
Schneider,gary P
Quit Claim Deed
related
—
—
—
Howard Industries
—
Deed Of Trust
related
$300,000 · First National Bank Pa
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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