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Property profile & analytics
OFF-MARKET
Estimated value
$5,480,000
Manufacturing properties
Hostetter Rd Manheim, PA 17545
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US73-4154212
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1948
Construction
BRICK
Total area
71,797 SF
Lot
2.98 ac (129,809 SF)
Zoning code
PC-1
APN
400-97838-0-0000
UPID
US73-4154212
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
$6.31M
CAP Approach
CAP
$6.15M
Comparable Approach
Comparable
$3.79M
Blend (final)
Blend
$5.48M
Owner & transaction history
Gtbc LLC · 3 yrs held
Gtbc LLC
since 2022
Last sale
$5.2M
5 recorded transactions
Zoning & alternative use
PC-1 · Manheim, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$9.1M
+30.9%
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 Manheim submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manheim 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
$6,240,000
ML approach
$6,305,000
CAP Approach
CAP Return
Estimation
6%
$6,665,000
6.5%
$6,150,000
7%
$5,710,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,970,000
Current use
WAREHOUSE, STORAGE
$9,120,000
Change: +31% · Conversion: Easy
Blend value · Realmo final
$5.48M
Range $4.93M – $6.03M · ±10% · vs last sale $5.20M (Sep 7 2022)
Last sale anchor
$5.20M
Sep 7 2022
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
$76 / 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
$38,756
Tax year 2024
Assessed value
$1,608,500
Assessed 2024
Previous assessed
$1,608,500
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$127,500
Assessed improvement
$1,481,000
Land market value
$127,500
Improvement market value
$1,481,000
Total market value
$1,608,500
Applied tax rate
400.0000
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
1948
Construction
BRICK
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
71,797 SF
Lot
2.98 ac (129,809 SF)
Zoning code
PC-1
APN
400-97838-0-0000
UPID
US73-4154212
Jurisdiction
LANCASTER
Zoning & alternative use
PC-1 · Manheim, PA
Zoning PC-1 · permitted uses
PC-1 · Manheim, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manheim. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$7.0M
WAREHOUSE, STORAGE
Est. value
$9.1M
INDUSTRIAL (GENERAL) Current
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
1948
Construction
BRICK
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
2.98 ac
Current owner
From public records · entity-resolved
Gtbc LLC
Entity
Mailing address
316 OAK BTM RD, QUARRYVILLE, PA 17566-9244
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2024
—
Gtbc LLC
—
Deed
related
$500,000 · Orrstown Bank
Sep 7, 2022
$5,200,000
Gtbc LLC
Stiegel Development Corporation
Deed
—
Jul 17, 2006
$4,553,992
Stiegel Development Corp
Lot 5 Associates LLC
Other
$5,196,000 · The Commonwealth Financing Authorit
May 26, 2004
—
Lot 5 Associates LLC
—
Deed Of Trust
related
$1,800,000 · Bank Of Lancaster County NA
Jan 5, 2004
$1,800,000
Lot 5 Associates LLC
Phoenix Group I LLC
Grant Deed
$1,880,000 · Bank Of Lancaster County 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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