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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Assisted living facilities
Es Killinger Rd Annville, PA 17003
Individually Owned
1-yr Hold
Free & Clear
Property ID
US73-5346214
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2021
Total area
10,000 SF
Lot
95.2 ac (4,146,912 SF)
APN
28-2301000-357000-0000
UPID
US73-5346214
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
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$562k
Blend (final)
Blend
$605k
Owner & transaction history
Jeffrey R Witmeyer · 1 yrs held
Jeffrey R Witmeyer
since 2024
Last sale
$649,261
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$935,000
+173.5%
Medical building
$900,000
+162.7%
Office building
$790,000
+131.1%
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 Annville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Annville 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
$560,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$935,000
Change: +173% · Conversion: Difficult
MEDICAL BUILDING
$900,000
Change: +163% · Conversion: Difficult
OFFICE BUILDING
$790,000
Change: +131% · Conversion: Difficult
AUTO REPAIR, GARAGE
$735,000
Change: +116% · Conversion: Difficult
COMMERCIAL (GENERAL)
$655,000
Change: +92% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$515,000
Change: +51% · Conversion: Difficult
WAREHOUSE, STORAGE
$475,000
Change: +39% · Conversion: Difficult
Blend value · Realmo final
$605k
Range $545k – $666k · ±10% · vs last sale $649k (May 28 2025)
Last sale anchor
$649k
May 28 2025
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
$61 / 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
$91,226
Tax year 2024
Assessed value
$4,008,800
Assessed 2024
Previous assessed
$4,008,800
+0.0% YoY
Effective rate
2.28%
On assessed value
Assessed land
$3,065,500
Assessed improvement
$943,300
Land market value
$3,147,330
Improvement market value
$968,480
Total market value
$4,115,810
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2021
Total area
10,000 SF
Lot
95.2 ac (4,146,912 SF)
APN
28-2301000-357000-0000
UPID
US73-5346214
Jurisdiction
LEBANON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$935,000
MEDICAL BUILDING
Est. value
$900,000
OFFICE BUILDING
Est. value
$790,000
AUTO REPAIR, GARAGE
Est. value
$735,000
COMMERCIAL (GENERAL)
Est. value
$655,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$515,000
WAREHOUSE, STORAGE
Est. value
$475,000
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
2021
Lot
95.2 ac
Current owner
From public records · entity-resolved
Jeffrey R Witmeyer
Individual
Free & Clear · 1 yrs held
Mailing address
213 PINNACLE RDG DR APT #307, ANNVILLE, PA 17003-9407
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
55 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2024
$529,700
Jeffrey R Witmeyer
Landmark Homes At The Pinnacle LLC
Deed
—
Oct 14, 2024
$521,873
Anita J Reed
Landmark Homes At The Pinnacle LLC
Deed
—
Oct 9, 2024
$553,900
William T Kovacs
Landmark Homes At Tine Pinnacie LLC
Deed
$526,205 · First National Bank Of Pennsylvania
Sep 18, 2024
$149,500
Richard Charles Zebrowski
Landmark Homes At The Pinnacle LLC
Deed
—
Sep 12, 2024
$612,246
Thomas Mnattaliano
Landmark Homes At The Pinnacle LLC
Deed
—
Sep 12, 2024
$591,711
Gregory Baiocchi
Landmark Homes At The Pinnacle LLC
Deed
—
Sep 5, 2024
$139,400
Frank Anthony Lawton
Landmark Homes At The Pinnacle LLC
Deed
$202,000 · The Ephrata National Bank
Aug 29, 2024
$159,700
David Bausback
Landmark Homes At The Pinnacle LLC
Deed
—
Aug 28, 2024
$635,727
Richard Marvel
Landmark Homes At The Pinnacle LLC
Deed
$100,000 · The Ephrata National Bank
Aug 28, 2024
$539,900
David E Lewis
Landmark Homes At The Pinnacle LLC
Deed
—
Aug 13, 2024
$631,986
Patrick Wagner
The Pinnacle LLC
Deed
$200,000 · The Ephrata National Bank
Aug 5, 2024
$499,900
Harold Hauser Ray
Landmark Homes At The Pinnacle LLC
Deed
$350,000 · Truist Bank
Aug 2, 2024
$666,375
Melvin C Gehman
Landmark Homes At The Pinnacle LLC
Deed
—
Jul 18, 2024
—
Winding Creek Unit Owners Assn INC
Landmark Homes At The Pinnacle LLC
Deed
—
Jul 10, 2024
$519,900
Robert A Ebenstein
Landmark Homes At The Pinnacle LLC
Deed
$400,000 · Jpmorgan Chase Bank NA
Jul 3, 2024
$509,900
Paul C Burkhardt
Landmark Homes At Th Pinnacle LLC
Deed
$484,405 · The Ephrata National Bank
Jun 12, 2024
$532,884
Curtis O Richards
Landmark Homes At The Pinnacle LLC
Deed
—
Jun 6, 2024
$152,700
Larry A Cracraft
Landmark Homes At The Pinnacle LLC
Deed
$500,000 · The Ephrata National Bank
May 31, 2024
$510,243
Janice Huddy
Landmark Homes At The Pinnacle V Ll
Deed
—
May 30, 2024
$511,400
Mary Ellen Holden
Landmark Homes At The Pinnacle LLC
Deed
$485,830 · The Ephrata National Bank
May 24, 2024
$514,900
Douglas Heisick
Landmark Homes At The Pinnacle LLC
Deed
—
May 15, 2024
$557,285
Larry Michael Hake
Landmark Homes At The Pinnacle LLC
Deed
$445,826 · First National Bank Of Pennsylvania
Apr 26, 2024
$630,846
Joseph S Bilotta
Landmark Homes At The Pinnacle LLC
Deed
—
Apr 24, 2024
$603,427
Jacqueline Ann Corso
Pinnacle LLC
Deed
$905,141 · Plaza Home Mortgage INC
Apr 23, 2024
$543,533
Charles William Ziegler JR
Landmark Homes At The Pinnacle LLC
Deed
$407,650 · The Ephrata National Bank
Mar 11, 2024
$472,423
Rebecca Lynn Reed
Landmark Homes At The Pinnacle LLC
Deed
$377,900 · Lebanon FCU
Mar 6, 2024
$143,100
David W Ruhl
Landmark Homes At The Pinnacle LLC
Deed
$516,411 · The Ephrata National Bank
Feb 22, 2024
$539,200
Edward Joseph Smith
Landmark Homes At The Pinnacle LLC
Deed
$199,200 · The Ephrata National Bank
Feb 16, 2024
$576,869
David Kauffman
Landmark Homes At The Pinnacle LLC
Deed
—
Feb 8, 2024
$576,268
Nelson Ebersole
Landmark Homes At The Pinnacle LLC
Deed
—
Jan 9, 2024
$512,378
Albert Pioppi JR
Landmark Homes At The Pinnacle LLC
Deed
$230,000 · Members 1st FCU
Aug 30, 2023
$524,300
Terry L Scovill
Landmark Homes At The Pinnacle LLC
Deed
$200,000 · Members 1st FCU
Aug 29, 2023
$539,900
Richard Grumbine
Landmark Homes At The Pinnacle LLC
Deed
—
Aug 11, 2023
$529,800
Walter Myslinski JR
Landmark Homes At The Pinnacle LLC
Deed
$200,000 · Acre Mortgage & Financial INC
Aug 10, 2023
$143,500
Joseph Merrick
Landmark Homes At The Pinnacle LLC
Deed
—
Aug 7, 2023
$508,600
John E Bauer
Landmark Homes At The Pinnacle LLC
Deed
—
Jul 19, 2023
$135,900
Charles E Kindt JR
Landmark Homes At The Pinnacle LLC
Deed
—
Jul 6, 2023
$141,100
Brian A Bohr
Landmark Homes At Pinnacle LLC
Deed
—
Jun 6, 2023
$134,900
Dennis E Stum
Landmark Homes At The Pinnacle LLC
Deed
$453,563 · Guild Mortgage Co
Apr 11, 2023
$554,800
Michael E Craft JR
Landmark Homes At Pinnacle LLC
Deed
—
Mar 28, 2023
$133,900
Glynn Stallard
Landmark Homes At The Pinnacle LLC
Deed
$454,527 · The Ephrata National Bank
Mar 23, 2023
$532,200
Donna Morgan
Landmark Homes At The Pinnacle LLC
Deed
—
Feb 7, 2023
$134,500
Kathleen Wagner
Landmark Homes At The Pinnacle LLC
Deed
$175,000 · First National Bank Of Pennsylvania
Jan 18, 2023
$139,500
Diane K Beck
Landmark Homes At The Pinnacle LLC
Deed
$491,884 · The Ephrata National Bank
Jan 17, 2023
$142,900
Horst Howard
Landmark Homes At The Pinnacle LLC
Deed
—
Jan 5, 2023
$501,837
Anthony D Pavone
Landmark Homes At The Pinnacle LLC
Deed
$401,470 · The Ephrata National Bank
Dec 29, 2022
$144,000
David Marcus
Landmak Homes At The Pinnacle LLC
Deed
—
Dec 22, 2022
$135,500
Andrew J Pavone
Landmark Homes Of At The Pinnacle L
Deed
$439,450 · The Ephrata National Bank
Dec 21, 2022
$142,400
Thomas A Dimartile
Landmark Homes At The Pinnacle LLC
Deed
$440,000 · The Ephrata National Bank
Dec 8, 2022
$132,800
Michael C Klahr
Landmark Homes At The Pinnacle LLC
Deed
—
Dec 8, 2022
$132,600
David Smith
Landmark Homes At The Pinnacle LLC
Deed
—
Jun 29, 2021
—
Trevor S Davies
Trevor S Davies
Intrafamily Transfer
related
—
Jun 28, 2021
$918
Trevor S Davies
Landmark Homes At The Pinnacle LLC
Deed
—
Jun 28, 2021
$2,018
Landmark Homes At The Pinnacle LLC
Trevor S Davies
Deed
—
May 6, 2021
$4,336,288
Landmark Homes At The Pinnacle LLC
Harry E Buck
Deed
$3,440,454 · Harry Buck
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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