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Property profile & analytics
OFF-MARKET
Estimated value
$10,205,000
Warehouses
800 Gitts Run Rd, Hanover, PA 17331-8123
Entity Owned
14-yr Hold
Free & Clear
Property ID
US73-3088927
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2012
Total area
88,422 SF
Lot
12.66 ac (551,470 SF)
Zoning code
I
APN
44-000-ED-0006.C0-00000
UPID
US73-3088927
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
-
Yazoo Mills, Inc. | Hanover Plant Mill
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.64M
Comparable Approach
Comparable
$11.93M
Blend (final)
Blend
$10.21M
Owner & transaction history
Yazoo Mills INC · 14 yrs held
Yazoo Mills INC
since 2012
6 recorded transactions
Zoning & alternative use
I · Hanover, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$11.6M
+71.0%
Restaurant
$10.5M
+54.8%
Commercial (general)
$9.9M
+45.6%
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 Hanover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hanover 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%
$10,440,000
6.5%
$9,640,000
7%
$8,950,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,800,000
Current use
AUTO REPAIR, GARAGE
$11,630,000
Change: +71% · Conversion: Easy
RESTAURANT
$10,525,000
Change: +55% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,900,000
Change: +46% · Conversion: Difficult
MEDICAL BUILDING
$9,725,000
Change: +43% · Conversion: Difficult
OFFICE BUILDING
$7,420,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$6,855,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$10.21M
Range $9.18M – $11.23M · ±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
$115 / 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
$184,671
Tax year 2024
Assessed value
$5,479,840
Assessed 2024
Previous assessed
$3,374,830
+62.4% YoY
Effective rate
3.37%
On assessed value
Assessed land
$474,110
Assessed improvement
$5,005,730
Land market value
$474,110
Improvement market value
$5,005,730
Total market value
$5,479,840
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2012
Heating
FORCED AIR
Cooling
NONE
Total area
88,422 SF
Lot
12.66 ac (551,470 SF)
Zoning code
I
APN
44-000-ED-0006.C0-00000
UPID
US73-3088927
Jurisdiction
YORK
Zoning & alternative use
I · Hanover, PA
Zoning I · permitted uses
I · Hanover, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hanover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.8M
AUTO REPAIR, GARAGE
Est. value
$11.6M
RESTAURANT
Est. value
$10.5M
COMMERCIAL (GENERAL)
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$9.7M
OFFICE BUILDING
Est. value
$7.4M
RETAIL STORES
Est. value
$6.9M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
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
2012
Heating
FORCED AIR
Cooling
Yes
Lot
12.66 ac
Current owner
From public records · entity-resolved
Yazoo Mills INC
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 369, NEW OXFORD, PA 17350-0369
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2021
—
Yazoo Mills Incorporated
—
Deed
related
$3,500,000 · Pnc Bank NA
Nov 21, 2017
—
Yazoo Mills Incorporated
—
Deed
related
$1,250,000 · Pnc Bank NA
Mar 7, 2012
$500,000
Yazoo Mills INC
Srs Leasing II-gitts Run LP
Grant Deed
—
Mar 7, 2012
—
Srs Leasing II-gitts Run LP
Srs Leasing II-gitts Run LP
Quit Claim Deed
related
—
Apr 27, 2011
$400,000
Srs Leasing II-gitts Run LP
Longstreth,glenn A
Grant Deed
—
Dec 29, 2010
—
Glenn A Longstreth
Longstreth,glenn A
Quit Claim Deed
related
—
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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