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Property profile & analytics
OFF-MARKET
Estimated value
$1,560,000
Retail space
Miller Ln Gordonville, PA 17529
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US73-0311896
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
FRAME
Total area
10,064 SF
Lot
84.6 ac (3,685,176 SF)
Zoning code
A
APN
350-99396-0-0000
UPID
US73-0311896
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
$1.82M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.56M
Owner & transaction history
Christian B Miller · 12 yrs held
Christian B Miller
since 2013
7 recorded transactions
Zoning & alternative use
A · Gordonville, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+51.5%
Restaurant
$2.0M
+25.7%
Medical building
$2.0M
+25.0%
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 Gordonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gordonville 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%
$1,975,000
6.5%
$1,820,000
7%
$1,690,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,625,000
Current use
COMMERCIAL (GENERAL)
$2,460,000
Change: +51% · Conversion: Easy
RESTAURANT
$2,040,000
Change: +26% · Conversion: Easy
MEDICAL BUILDING
$2,030,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,675,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$1.56M
Range $1.40M – $1.72M · ±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
$155 / 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
$56,970
Tax year 2024
Assessed value
$2,917,700
Assessed 2024
Previous assessed
$2,917,700
+0.0% YoY
Effective rate
1.95%
On assessed value
Assessed land
$1,327,700
Assessed improvement
$1,590,000
Land market value
$1,327,700
Improvement market value
$1,590,000
Total market value
$2,917,700
Applied tax rate
350.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
RADIANT
Buildings
4
Stories
2
Units
2
Rooms
12
Bathrooms
2
Total area
10,064 SF
Lot
84.6 ac (3,685,176 SF)
Zoning code
A
APN
350-99396-0-0000
UPID
US73-0311896
Jurisdiction
LANCASTER
Zoning & alternative use
A · Gordonville, PAZoning A · permitted uses
A · Gordonville, PA
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
RETAIL STORES Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$2.5M
RESTAURANT
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.7M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2006
Construction
FRAME
Heating
RADIANT
Stories
2
Buildings
4
Units
2
Rooms
12
Bathrooms
2
Lot
84.6 ac
Current owner
From public records · entity-resolved
Christian B Miller
Individual
Mailing address
2882 MILLER LN, BIRD IN HAND, PA 17505-9740
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2026
—
Miller-king Family Partnership
—
Deed
related
$150,000 · Bank Of Bird-in-hand
Nov 13, 2025
—
Miller King Family Partnership LP
—
Deed
related
$200,000 · Bank Of Bird In Hand
Feb 4, 2020
—
Miller King Family Ptshp LP
—
Deed
related
$1,820,000 · Bank Of Bird-in-hand
Dec 31, 2013
—
Christian B Miller
Miller,christian B & Malinda K
Quit Claim Deed
related
—
—
—
Christian B Miller
—
Deed Of Trust
related
$100,000 · Bank Of Bird-in-hand
—
—
Christian B Miller
—
Deed Of Trust
related
$200,000 · Bank Of Bird-in-hand
—
—
Christian B Miller
—
Deed Of Trust
related
$1,000,000 · Bank Of Bird-in-hand
—
—
Miller King Family Ptshp LP
—
Deed Of Trust
related
$1,820,000 · Bank Of Bird-in-hand
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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