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Property profile & analytics
OFF-MARKET
Estimated value
$4,270,000
Retail space
836 Forrest Ave, New Freedom, PA 17349-8401
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-1324490
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Total area
45,900 SF
Lot
11.97 ac (521,283 SF)
Zoning code
AG
APN
45-000-CJ-0037.H0-00000
UPID
US73-1324490
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.27M
Blend (final)
Blend
$4.27M
Owner & transaction history
Commonwealth Of Pennsylvania · 1 yrs held
Commonwealth Of Pennsylvania
since 2025
5 recorded transactions
Zoning & alternative use
AG · New Freedom, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.5M
+55.9%
Medical building
$5.1M
+44.1%
Auto repair, garage
$4.7M
+34.2%
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 New Freedom submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Freedom 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
RETAIL STORES
$3,505,000
Current use
RESTAURANT
$5,465,000
Change: +56% · Conversion: Easy
MEDICAL BUILDING
$5,050,000
Change: +44% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,700,000
Change: +34% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,105,000
Change: +17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,850,000
Change: +10% · Conversion: Easy
OFFICE BUILDING
$3,740,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$4.27M
Range $3.84M – $4.70M · ±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
$93 / 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
$71,880
Tax year 2024
Assessed value
$2,673,720
Assessed 2024
Previous assessed
$2,673,720
+0.0% YoY
Effective rate
2.69%
On assessed value
Assessed land
$985,400
Assessed improvement
$1,688,320
Land market value
$985,400
Improvement market value
$1,688,320
Total market value
$2,673,720
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Heating
YES
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
45,900 SF
Lot
11.97 ac (521,283 SF)
Zoning code
AG
APN
45-000-CJ-0037.H0-00000
UPID
US73-1324490
Jurisdiction
YORK
Zoning & alternative use
AG · New Freedom, PA
Zoning AG · permitted uses
AG · New Freedom, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Freedom. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.5M
RESTAURANT
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$4.7M
WAREHOUSE, STORAGE
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.7M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1989
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
11.97 ac
Current owner
From public records · entity-resolved
Commonwealth Of Pennsylvania
Individual
Mailing address
12359 SUSQUEHANNA TRL S, GLEN ROCK, PA 17327-9067
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2025
—
Commonwealth Of Pennsylvania
Shrewsbury Township
Deed
—
Mar 4, 2025
—
Shrewsbury Township
B J Alan Holding Company
Deed
—
Nov 12, 2024
—
B J Alan Holding Company INC
Dun Parr Holdings LLC
Deed
—
Jun 12, 2023
—
Harbor Freight Tools USA INC
Dun Parr Holdings LLC
Lease
—
Dec 15, 2020
$3,100,000
Dun Parr Holdings LLC
R Hi Inccc
Deed
$2,441,250 · Orrstown 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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