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Property profile & analytics
OFF-MARKET
Estimated value
$2,855,000
Investment properties
842 Hanover St Elizabethtown, PA 17022-1303
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-1227767
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,272 SF
Lot
2.6 ac (113,256 SF)
Zoning code
C-2
APN
460-12848-0-0000
UPID
US73-1227767
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
$3.19M
CAP Approach
CAP
$3.49M
Comparable Approach
Comparable
$2.56M
Blend (final)
Blend
$2.86M
Owner & transaction history
Giuseppe Conigliaro · 3 yrs held
Giuseppe Conigliaro
since 2022
Last sale
$2.6M
4 recorded transactions
Zoning & alternative use
C-2 · Elizabethtown, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+26.7%
Medical building
$3.7M
+26.0%
Auto repair, garage
$3.0M
+4.2%
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 Elizabethtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Elizabethtown 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
$3,175,000
ML approach
$3,190,000
CAP Approach
CAP Return
Estimation
6%
$3,780,000
6.5%
$3,490,000
7%
$3,240,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,920,000
Current use
RESTAURANT
$3,705,000
Change: +27% · Conversion: Difficult
MEDICAL BUILDING
$3,680,000
Change: +26% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,045,000
Change: +4% · Conversion: Difficult
RETAIL STORES
$2,910,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$2.86M
Range $2.57M – $3.14M · ±10% · vs last sale $2.65M (Oct 11 2022)
Last sale anchor
$2.65M
Oct 11 2022
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
$156 / 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
$32,410
Tax year 2024
Assessed value
$1,280,100
Assessed 2024
Previous assessed
$1,280,100
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$296,000
Assessed improvement
$984,100
Land market value
$296,000
Improvement market value
$984,100
Total market value
$1,280,100
Applied tax rate
460.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
18,272 SF
Lot
2.6 ac (113,256 SF)
Zoning code
C-2
APN
460-12848-0-0000
UPID
US73-1227767
Jurisdiction
LANCASTER
Zoning & alternative use
C-2 · Elizabethtown, PA
Zoning C-2 · permitted uses
C-2 · Elizabethtown, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Elizabethtown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.9M
RESTAURANT
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.0M
RETAIL STORES
Est. value
$2.9M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
2.6 ac
Current owner
From public records · entity-resolved
Giuseppe Conigliaro
Individual
Mailing address
377 RUMFORD RD, LITITZ, PA 17543-9088
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2022
$2,646,000
Giuseppe Conigliaro
Jlm Real Estate Investments LLC
Deed
$1,250,000 · Orrstown Bank
Nov 19, 2021
$1,400,000
Jlm Real Estate Invgestments LLC
Willard F Campbell Enterprises INC
Deed
—
—
—
Willard E Campbell Ents INC
—
Deed Of Trust
related
$22,594,629 · Ameriserv Financial Bank
—
—
Hosss Restaurant Operations I
—
Deed Of Trust
related
$28,500 · Susquehanna 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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