Individually Owned 
For Sale
1 / 18
$485,000
760 Arnold St, Williamsport, PA 17701
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Property summary
AI-generated overview
This exceptional business opportunity in Williamsport, Pennsylvania presents a fully operational, established enterprise for sale. Located at 760 Arnold St, this single-story building, constructed in 2003, boasts a substantial 7,415 square feet of space on a 0.49-acre lot. The property is zoned ML and features a versatile layout including dedicated office areas, ample warehouse space, and a significant 1,500 square foot cooler. The sale includes a valuable beer distribution license, making this a truly turnkey operation ready for immediate revenue generation. The building itself is well-maintained and offers significant potential for continued growth and expansion. This is an ideal acquisition for an entrepreneur seeking an established business with a proven track record or for an investor looking to add a profitable asset to their portfolio. Please note that inventory is not included in the asking price of $795,000. This is a rare opportunity to acquire a thriving business with significant assets and immediate earning potential. The property is situated in Lycoming County, Pennsylvania, with convenient access to major transportation routes.
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2003
Total area
3,445 SF
Lot
0.49 ac (21,344 SF)
Zoning code
IND
APN
67+,002.0-0100.00-000+
UPID
US73-3242793
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
-
Big Box & Wholesale Store Distribution Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$535k
Comparable Approach
Comparable
$571k
Blend (final)
Blend
$230k
Owner & transaction history
since 2006
1 recorded transaction
Zoning & alternative use
IND · Williamsport, PA
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.
Full NOI build-up · 6 steps
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$230k
Value range
$207k – $253k
±10% around blend
Estimated value / SF
$67 / SF
Confidence
High
5 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
50
Income certainty
100
$207k
blend $230k
$253k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,445 SF
Lot area
0.49 ac
Year built
2003
APN
67+,002.0-0100.00-000+
Assessed value
$292,000
Annual tax
$11,814
3
Income approach: direct capitalization
Partial preview
Income approach indication
$535k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$580k
@ 6.5% CAP return
$535k
@ 7% CAP return
$500k
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
$11,814
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$741k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.2 mi away · 3,876 SF
6.5 mi away · 2,850 SF
6.8 mi away · 3,945 SF
7.8 mi away · 3,378 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$230k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 106 sales
$127
-47%
Submarket 121 sales
$123
-46%
County 237 sales
$111
-40%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $67/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
Not available
Operating expenses
Modeled
Market rent
Market benchmark
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
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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
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
6.54%
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 · 6.54%
9.0%
NOI (est.)
$32k *
* 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$485k
Move the market yield to see immediate price impact.
Value / SF
$141
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
6.04%6.54%7.04%
$29k
$472k
$436k
$405k
$32k
$525k
$485k
$450k
$35k
$577k
$533k
$495k
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
$445k
2.1 mi · Oct 2025 · $116/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$11,814
Tax year 2024
Assessed value
$292,000
Assessed 2024
Previous assessed
$292,000
+0.0% YoY
Effective rate
4.05%
On assessed value
Assessed land
$10,670
Assessed improvement
$281,330
Land market value
$10,670
Improvement market value
$281,330
Total market value
$292,000
Applied tax rate
67.0000
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
2003
Heating
NONE
Total area
3,445 SF
Lot
0.49 ac (21,344 SF)
Zoning code
IND
APN
67+,002.0-0100.00-000+
UPID
US73-3242793
Jurisdiction
LYCOMING
Zoning & alternative use
IND · Williamsport, PAZoning IND · permitted uses
IND · Williamsport, 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
Heating
NONE
Lot
0.49 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
IND
Jurisdiction
Williamsport, PA
Recorded code
IND
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IND in Williamsport, 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.
Registration is required before the official district profile is shown.
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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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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