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Property profile & analytics
OFF-MARKET
Office buildings
8333 Edinboro Rd, Erie, PA 16509-4248
Entity Owned
~
Est. High Equity
Property ID
US73-0343093
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1975
Construction
FRAME
Total area
10,368 SF
Lot
2.87 ac (125,017 SF)
Zoning code
I1
APN
31-004-033.0-001.13
UPID
US73-0343093
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
-
Laughlin Builders Construction Company General Contractor
-
Dylewski Frederick Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Watkins Property Management LLC
Watkins Property Management LLC
since 2025
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
I1 · Erie, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Erie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Erie 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$17,443
Tax year 2023
Assessed value
$815,100
Assessed 2024
Previous assessed
$815,100
+0.0% YoY
Effective rate
2.14%
On assessed value
Assessed land
$86,100
Assessed improvement
$729,000
Land market value
$86,100
Improvement market value
$729,000
Total market value
$815,100
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1975
Construction
FRAME
Heating
NONE
Buildings
2
Stories
5
Total area
10,368 SF
Lot
2.87 ac (125,017 SF)
Zoning code
I1
APN
31-004-033.0-001.13
UPID
US73-0343093
Jurisdiction
ERIE
Zoning & alternative use
I1 · Erie, PA
Zoning I1 · permitted uses
I1 · Erie, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Erie. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1975
Construction
FRAME
Heating
NONE
Stories
5
Buildings
2
Lot
2.87 ac
Current owner
From public records · entity-resolved
Watkins Property Management LLC
Entity
Mailing address
8333 EDINBORO RD, ERIE, PA 16509-4248
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2025
$2,290,000
Watkins Property Management LLC
Laughlin Properties LLC
Special Warranty Deed
$1,795,000 · Erie FCU
Apr 8, 2019
—
Laughlin Properties LLC
—
Deed
related
$125,000 · Marquette Svgs Bk
Aug 26, 2009
$51,912
Laughlin Properties LLC
Laughlin,jerome M
Grant Deed
$750,000 · Marquette Savings Bank
Apr 5, 2001
$185,000
Jerome Laughlin
Nelson,reva M
Grant Deed
—
—
—
Laughlin Properties LLC
—
Deed Of Trust
related
$125,000 · Marquette Svgs Bk
—
—
Jerome Laughlin
—
Deed Of Trust
related
$50,000 · National City Bank Pennsylvani
—
—
Jerome Laughlin
—
Deed Of Trust
related
$302,000 · National City Bank Pennsylvani
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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