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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Golf courses & driving ranges
Golf Rd Willow Street, PA 17584
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US73-4354403
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Total area
21,558 SF
Lot
127.85 ac (5,569,146 SF)
APN
320-65371-0-0000
UPID
US73-4354403
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
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$1.09M
Owner & transaction history
Golf Road Holding Co · 8 yrs held
Golf Road Holding Co
since 2017
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 Willow Street submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Street 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
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,805,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±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
$50 / 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
$30,960
Tax year 2024
Assessed value
$1,399,400
Assessed 2024
Previous assessed
$1,399,400
+0.0% YoY
Effective rate
2.21%
On assessed value
Assessed land
$587,400
Assessed improvement
$812,000
Land market value
$587,400
Improvement market value
$812,000
Total market value
$1,399,400
Applied tax rate
320.0000
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Heating
NONE
Total area
21,558 SF
Lot
127.85 ac (5,569,146 SF)
APN
320-65371-0-0000
UPID
US73-4354403
Jurisdiction
LANCASTER
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
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
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
Heating
NONE
Lot
127.85 ac
Current owner
From public records · entity-resolved
Golf Road Holding Co
Entity
Mailing address
105 DUNCAN ST STE A, LANCASTER, PA 17602-4680
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2022
—
Golf Road Holding Co
—
Deed
related
$575,000 · Acnb Bank
Dec 17, 2019
—
Golf Road Holding Co
—
Grant Deed
related
$1,344,000 · Acnb Bk
Dec 19, 2017
$1,424,575
Golf Road Holding Co
Meadia Hts Golf Club Of Lancas
Trustees Deed
related
$1,300,000 · Peoples Bk
Nov 6, 2013
$30,000
Eugene C Homan
Meadia Heights Golf Club Of Lanca
Grant Deed
—
—
—
Meadia Heights Golf Club Of Lanca
—
Deed Of Trust
related
$500,000 · John M Wolf
—
—
Meadia Heights Golf Club Of Lanca
—
Loan Modification
related
$33,000 · Graystone Bk
—
—
Meadia Heights Golf Club Of Lanca
—
Loan Modification
related
$165,000 · Graystone Bk
—
—
Meadia Heights Golf Club Of Lanca
—
Deed Of Trust
related
$50,000 · Graystone Bk
—
—
Meadia Heights Golf Club Of Lanca
—
Deed Of Trust
related
$2,227,000 · Metropolitan Bk
—
—
Meadia Heights Golf Club Of Lanca
—
Deed Of Trust
related
$2,375,000 · Graystone Bk
—
—
Meadia Heights Golf Club Of Lanca
—
Deed Of Trust
related
$200,000 · Graystone Bk
—
—
Meadia Heights Golf Club Of Lanca
—
Deed Of Trust
related
$95,000 · Community Bk/lafourche
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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