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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Manufacturing properties
857 Willow Cir Hagerstown, MD 21740-6826
Entity Owned
Free & Clear
Property ID
US40-1443496
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1962
Construction
BRICK
Total area
136,765 SF
Lot
12.02 ac (523,591 SF)
Zoning code
IR
APN
17-009346
UPID
US40-1443496
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
-
Berwick Offray Construction Company General Contractor
-
Nisource Electric Utility Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.33M
Blend (final)
Blend
$1.33M
Owner & transaction history
857 Willow Circle Realty LLC
857 Willow Circle Realty LLC
since 2026
4 recorded transactions
Zoning & alternative use
IR · Hagerstown, MD
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 Hagerstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hagerstown 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
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±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
$10 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$37,733
Tax year 2023
Assessed value
$4,123,833
Assessed 2023
Previous assessed
$4,121,200
+0.1% YoY
Effective rate
0.91%
On assessed value
Land market value
$601,000
Improvement market value
$3,528,100
Total market value
$4,129,100
Applied tax rate
30.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1962
Construction
BRICK
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Units
2
Total area
136,765 SF
Lot
12.02 ac (523,591 SF)
Zoning code
IR
APN
17-009346
UPID
US40-1443496
Jurisdiction
WASHINGTON
Zoning & alternative use
IR · Hagerstown, MD
Zoning IR · permitted uses
IR · Hagerstown, MD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hagerstown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1962
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
2
Lot
12.02 ac
Current owner
From public records · entity-resolved
857 Willow Circle Realty LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 428, BERWICK, PA 18603-0428
Ownership since
2026
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
Apr 1, 2026
$2,834,500
857 Willow Circle Realty LLC
Igdga Chapter 11 Trust
Special Warranty Deed
—
Jun 27, 2025
—
Lion Ribbon Company LLC
—
Deed
related
$25,000,000 · Hcs 107 LLC
Mar 11, 2019
—
Lion Ribbon Company LLC
—
Deed
related
$125,000,000 · Jpmorgan Chase Bank NA
Mar 21, 2002
$5,600,000
Daylight Acquisition Corp
Cm Offray & Son INC
Grant Deed
—
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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