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Property profile & analytics
OFF-MARKET
Estimated value
$10,675,000
Warehouses
850 Water St Lancaster, PA 17603-2711
Entity Owned
Free & Clear
Property ID
US73-2744442
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1918
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
139,789 SF
Lot
3 ac (130,680 SF)
Zoning code
CM
APN
339-89710-0-0000
UPID
US73-2744442
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
-
Lancaster Leaf Tobacco Co (Bike/Boat/Book/etc) Store
-
Lorillard Tobacco Co (Bike/Boat/Book/etc) Store
-
Lancaster Leaf Tobacco Co. of PA, Inc. Tobacco Supplier
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.55M
Comparable Approach
Comparable
$11.23M
Blend (final)
Blend
$10.68M
Owner & transaction history
LANC LEAF TOB CO PENNA INC
LANC LEAF TOB CO PENNA INC
Zoning & alternative use
CM · Lancaster, 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 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%
$15,755,000
6.5%
$14,545,000
7%
$13,505,000
Blend value · Realmo final
$10.68M
Range $9.61M – $11.74M · ±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
$76 / 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
$43,206
Tax year 2024
Assessed value
$1,091,900
Assessed 2024
Previous assessed
$1,091,900
+0.0% YoY
Effective rate
3.96%
On assessed value
Assessed land
$300,000
Assessed improvement
$791,900
Land market value
$300,000
Improvement market value
$791,900
Total market value
$1,091,900
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1918
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
YES
Buildings
2
Stories
5
Total area
139,789 SF
Lot
3 ac (130,680 SF)
Zoning code
CM
APN
339-89710-0-0000
UPID
US73-2744442
Jurisdiction
LANCASTER
Zoning & alternative use
CM · Lancaster, PA
Zoning CM · permitted uses
CM · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1918
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
5
Buildings
2
Lot
3 ac
Current owner
From public records · entity-resolved
LANC LEAF TOB CO PENNA INC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 897, LANCASTER, PA 17608-0897
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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