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Property profile & analytics
OFF-MARKET
Commercial land
Commonwealth Dr Boalsburg, PA 16827
Trust Owned
Property ID
US73-4366354
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
APN
25-013-,102B,0000-
UPID
US73-4366354
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
William J Hughes Protector Trust
William J Hughes Protector Trust
since 2026
Last sale
$370,000
7 recorded transactions
Zoning & alternative use
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 Boalsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boalsburg 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Applied tax rate
25.0000
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 land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
APN
25-013-,102B,0000-
UPID
US73-4366354
Jurisdiction
CENTRE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Current owner
From public records · entity-resolved
William J Hughes Protector Trust
Trust
Mailing address
201 KING OF PRUSSIA RD STE #370, RADNOR, PA 19087-5160
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
40 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2026
—
William J Hughes Protector Trust
Jack Hughes
Deed
—
Aug 18, 2021
$370,000
Kendel K Yackeren
Lynnea S Williams
Deed
—
Jul 1, 2019
—
Mary J Holland
Arden W Holland
Intrafamily Transfer
related
—
Jun 25, 2019
$392,900
M Lynne Sanders
Cindy S Dunkel
Warranty Deed
—
May 29, 2019
$380,000
Karen L Sones Revocable Trust
Robert L Whitlinger
Deed
—
Mar 25, 2019
—
Eugene J Greskovich
Eugene J Greskovich
Intrafamily Transfer
related
—
Jun 1, 2018
$336,000
Michael M Danz
Carol E Morell
Deed
—
May 18, 2018
$449,900
Suzanne M Barkley
Stephen A Fredericks
Special Warranty Deed
$427,405 · Citizens Bank NA
Feb 23, 2018
—
William Turley
—
Deed
related
$168,000 · First National Bank Of Pennsylvania
Dec 20, 2017
$325,000
James Eisenstein
Phyllis T Metzger
Deed
—
Aug 31, 2017
—
Harris Township
Toa Pa IV LP
Transfer On Death Deed
—
Jul 18, 2017
$250,000
Myron Z Blahy
Andrea L Roth
Deed
—
Oct 24, 2016
$301,645
James K Orr
Toa Pa IV LP
Deed
$150,000 · Wells Fargo Bank NA
Oct 7, 2016
$306,067
William J Monks
Toa Pa IV LP
Deed
$170,000 · Wells Fargo Bank NA
Apr 18, 2016
$343,000
Daniel B Lysak
Jeffrey C Lamb
Deed
—
Apr 14, 2016
$345,849
Thomas C Slane JR
Toa Pa IV LP
Deed
$242,000 · Wells Fargo Bank NA
Feb 29, 2016
$368,000
Charles A Hughes
Peter K Hulburt
Deed
—
Dec 7, 2015
$359,061
Wayne W Snyder
Toa Pa IV LP
Deed
$150,000 · Wells Fargo Bank NA
Oct 30, 2015
$414,786
Lawrence R Lopez
Toa Pa IV LP
Deed
$76,000 · Wells Fargo Bank NA
Oct 22, 2015
$432,302
Robert M Brady
Toa Pa IV L P
Deed
$322,000 · Wells Fargo Bank NA
Oct 16, 2015
$303,943
Debra L Young
Toa Pa IV LP
Deed
$211,000 · Wells Fargo Bank NA
Oct 1, 2015
$459,876
John M Hilton
Toa Pa IV LP
Deed
$359,876 · Wells Fargo Bank NA
Oct 1, 2015
$379,074
John B Hulick
Toa Pa IV LP
Deed
$302,300 · Wells Fargo Bank NA
Sep 21, 2015
$260,867
Ethel Eidberger
Toa Pa IV LP
Deed
$391,300 · Reverse Mortgage Funding LLC
Sep 16, 2015
$358,178
Richard Lynn Bigelow
Toa Pa IV LP
Deed
$286,542 · Wells Fargo Bank NA
Aug 24, 2015
$278,919
Andrea L Roth
Toa Pa IV LP
Deed
—
Jun 22, 2015
$358,019
Robert F Deans
Toa Pa IV LP
Deed
$286,415 · Wells Fargo Bank NA
May 12, 2015
$351,135
Louis G Matsick
Toa Pa IV LP
Deed
$326,000 · Wells Fargo Bank NA
May 1, 2015
$307,305
Raymond D Facsan
Toa Pa IV LP
Deed
$460,957 · Reverse Mortgage Funding LLC
Oct 28, 2014
$501,678
William P Bankes
Toa Pa IV LP
Deed
$200,000 · Morgan Stanley Private Bank NA
Jul 30, 2014
$329,667
Winfield E Miller
Toa Pa IV LP
Deed
$190,000 · Wells Fargo Bank NA
Jul 7, 2014
$316,990
Patrick D Bowe
Toa Pa IV LP
Deed
$285,291 · National Bank Of Kansas City
Jun 27, 2014
$382,166
Susan C Thorpe
Toa Pa IV LP
Deed
$225,000 · Wells Fargo Bank NA
Mar 20, 2014
$596,934
Glenn E Sharpe
To Pa IV LP
Deed
$200,000 · Jersey Shore State Bank
Dec 20, 2013
$344,398
Rickey D Rishel
Toa Pa IV LP
Deed
—
Nov 25, 2013
$376,158
James W Mahlon
Toa Pa IV LP
Deed
$225,000 · Wells Fargo Bank NA
Oct 7, 2013
$325,119
Cheryl L Harte
Toa Pa IV LP
Deed
$205,119 · Wells Fargo Bank NA
Aug 23, 2013
$308,297
Jeffrey C Lamb
Toa Pa IV LP
Deed
$246,638 · Wells Fargo Bank NA
Aug 20, 2013
$317,498
Denise G Wilber
Toa Pa IV LP
Deed
—
Aug 13, 2013
$301,412
Carl G Williams JR
Toa Pa IV LP
Deed
$110,000 · Wells Fargo 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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