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Property profile & analytics
OFF-MARKET
Estimated value
$2,230,000
Community centers
Lincoln Hwy E, PA
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-3983992
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,068 SF
Lot
1.09 ac (47,480 SF)
Zoning code
C-2
APN
310-85016-0-0000
UPID
US73-3983992
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
$2.23M
Owner & transaction history
Bloomtown Associates LP · 8 yrs held
Bloomtown Associates LP
since 2017
2 recorded transactions
Zoning & alternative use
C-2 · E, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.3M
+328.0%
Medical building
$1.7M
+204.5%
Restaurant
$1.6M
+198.0%
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 E submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs E 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,325,000
Change: +328% · Conversion: Easy
MEDICAL BUILDING
$1,655,000
Change: +205% · Conversion: Difficult
RESTAURANT
$1,620,000
Change: +198% · Conversion: Difficult
Blend value · Realmo final
$2.23M
Range $2.01M – $2.45M · ±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
$159 / 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
$22,920
Tax year 2024
Assessed value
$1,132,100
Assessed 2024
Previous assessed
$1,575,100
-28.1% YoY
Effective rate
2.02%
On assessed value
Assessed land
$226,400
Assessed improvement
$905,700
Land market value
$226,400
Improvement market value
$905,700
Total market value
$1,132,100
Applied tax rate
310.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
14,068 SF
Lot
1.09 ac (47,480 SF)
Zoning code
C-2
APN
310-85016-0-0000
UPID
US73-3983992
Jurisdiction
LANCASTER
Zoning & alternative use
C-2 · E, PA
Zoning C-2 · permitted uses
C-2 · E, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
E. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$1.7M
RESTAURANT
Est. value
$1.6M
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
1.09 ac
Current owner
From public records · entity-resolved
Bloomtown Associates LP
Entity
Mailing address
2001 STATE HL RD, READING, PA 19610-1607
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2017
$10,300,000
Bloomtown Associates LP
Waterford Qc Associates LP
Special Warranty Deed
$7,700,000 · Td Bank NA
Nov 1, 2007
$9,400,000
Waterford Qc Associates LP
Delancey Lincoln Associates LP
Special Warranty Deed
$8,250,000 · Greenwich Capital Financial Product
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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