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Property profile & analytics
OFF-MARKET
Estimated value
$6,420,000
Medical Office Space
810 Plz Blvd Lancaster, PA 17601-2762
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-1669549
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1977
Construction
FRAME
Total area
30,640 SF
Lot
2.64 ac (114,998 SF)
Zoning code
C3
APN
339-02310-0-0000
UPID
US73-1669549
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
-
810 Plaza Boulevard Property Management Company
-
Dr. Steven N. Dorf, DO Physician
-
Dr. John W. Miller III, MD Physician
-
Otolaryngology Physicians Physician
-
Eye Physicians Of Lancaster Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.88M
Comparable Approach
Comparable
$7.82M
Blend (final)
Blend
$6.42M
Owner & transaction history
810 Plaza Owner LLC · 1 yrs held
810 Plaza Owner LLC
since 2024
7 recorded transactions
Zoning & alternative use
C3 · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
y require a larger sight triangle for a parking lot. Maximum Height of Fences, Walls and Hedges Height Limitations Measured from Grade Residential Districts R1, R2, R3, R4, RO, MU (feet) Nonresidential Districts C1, C2, C3, CB, CB1, CM, SM, DF, HC, PO (feet) Residential property Fences and walls Minimum front yard 4*** 4*** Secondary front yard* 6 6 Side and…
Zone name
Commercial Regional
General category
CIVIC_INSTITUTIONAL
Zone area
276.08 ac
Top alternative use upside
Restaurant
$7.1M
+2.3%
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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%
$7,450,000
6.5%
$6,880,000
7%
$6,385,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$6,975,000
Current use
RESTAURANT
$7,135,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$6,225,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$6.42M
Range $5.78M – $7.06M · ±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
$210 / 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
$186,135
Tax year 2024
Assessed value
$4,704,000
Assessed 2024
Previous assessed
$4,704,000
+0.0% YoY
Effective rate
3.96%
On assessed value
Assessed land
$278,400
Assessed improvement
$4,425,600
Land market value
$278,400
Improvement market value
$4,425,600
Total market value
$4,704,000
Applied tax rate
339.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1977
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
30,640 SF
Lot
2.64 ac (114,998 SF)
Zoning code
C3
APN
339-02310-0-0000
UPID
US73-1669549
Jurisdiction
LANCASTER
Zoning & alternative use
C3 · Lancaster, PAZoning C3 · permitted uses
C3 · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
y require a larger sight triangle for a parking lot. Maximum Height of Fences, Walls and Hedges Height Limitations Measured from Grade Residential Districts R1, R2, R3, R4, RO, MU (feet) Nonresidential Districts C1, C2, C3, CB, CB1, CM, SM, DF, HC, PO (feet) Residential property Fences and walls Minimum front yard 4*** 4*** Secondary front yard* 6 6 Side and rear yard 6 6 Permitted building area 6 6 Hedges Front yard 4 4 Secondary front y
Zone name
Commercial Regional
General category
CIVIC_INSTITUTIONAL
Zone area
276.08 ac
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$7.0M
RESTAURANT
Est. value
$7.1M
RETAIL STORES
Est. value
$6.2M
MEDICAL BUILDING Current
RESTAURANT
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
1977
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
2.64 ac
Current owner
From public records · entity-resolved
810 Plaza Owner LLC
Entity
Mailing address
120 N POINTE BLVD, LANCASTER, PA 17601-4100
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2024
—
810 Plaza Owner LLC
Park City Center LLC
Lease
—
Nov 2, 2023
—
Raymours Furniture Company INC
Park City Center LLC
Lease
—
Sep 9, 2019
—
Park City Center LLC
—
Grant Deed
related
$135,000,000 · Jp Morgan Chase Bk
Feb 5, 2010
—
Park City Center Business Trust
Lancaster Trust
Warranty Deed
$163,000,000 · Wachovia Bk C Tr #2003-c8 (ct)
Nov 14, 2000
—
William C Rowland
—
Deed Of Trust
related
$1,372,125 · Founders Bank
—
—
Paramount Portfolio Cross 1|paramount,portfolio Pa
—
Deed Of Trust
related
$221,800,000 · Miscellaneous Ins Co
—
—
810 Plaza Boulevard Assocs
—
Deed Of Trust
related
$4,200,000 · Morgan Stanley Mtg Capital INC
—
—
810 Plaza Boulevard Assocs
—
Deed Of Trust
related
$4,200,000 · Susquehanna Patriot Bank
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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