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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Commercial real estate
960 Us Hwy 15 South Williamsport, PA 17702-8568
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US73-3840884
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2001
Total area
4,340 SF
Lot
11.7 ac (509,652 SF)
Zoning code
OPEN
APN
02+,370.0-0118.00-000+
UPID
US73-3840884
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
$445k
CAP Approach
CAP
$675k
Comparable Approach
Comparable
$804k
Blend (final)
Blend
$635k
Owner & transaction history
Natural Waterscapes LLC · 5 yrs held
Natural Waterscapes LLC
since 2021
Last sale
$625,000
2 recorded transactions
Zoning & alternative use
OPEN · South Williamsport, 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 South Williamsport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Williamsport 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
$505,000
ML approach
$445,000
CAP Approach
CAP Return
Estimation
6%
$730,000
6.5%
$675,000
7%
$630,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$535,000
Current use
OFFICE BUILDING
$480,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $625k (May 3 2021)
Last sale anchor
$625k
May 3 2021
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
$146 / 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
$13,664
Tax year 2024
Assessed value
$503,520
Assessed 2024
Previous assessed
$503,520
+0.0% YoY
Effective rate
2.71%
On assessed value
Assessed land
$157,300
Assessed improvement
$346,220
Land market value
$157,300
Improvement market value
$346,220
Total market value
$503,520
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2001
Heating
NONE
Total area
4,340 SF
Lot
11.7 ac (509,652 SF)
Zoning code
OPEN
APN
02+,370.0-0118.00-000+
UPID
US73-3840884
Jurisdiction
LYCOMING
Zoning & alternative use
OPEN · South Williamsport, PA
Zoning OPEN · permitted uses
OPEN · South Williamsport, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Williamsport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$535,000
OFFICE BUILDING
Est. value
$480,000
COMMERCIAL (GENERAL) Current
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
2001
Heating
NONE
Lot
11.7 ac
Current owner
From public records · entity-resolved
Natural Waterscapes LLC
Entity
Mailing address
960 US HWY 15, SOUTH WILLIAMSPORT, PA 17702-8568
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2021
$625,000
Natural Waterscapes LLC
M H Corbin Real Estate LLC
Deed
$620,000 · The Muncy Bank & Trust Company
Dec 10, 2009
$585,000
M H Corbin Real Estate LLC
25 Front Street LLC
Deed
$468,000 · Fnb Bank NA
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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