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Property profile & analytics
OFF-MARKET
Estimated value
$13,270,000
Grocery and convenience stores
Reading Rd Stevens, PA 17578
Entity Owned
8-yr Hold
Free & Clear
Property ID
US73-4869046
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1984
Total area
81,121 SF
Lot
23.68 ac (1,031,501 SF)
APN
080-45540-0-0000
UPID
US73-4869046
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
$14.69M
Comparable Approach
Comparable
$16.21M
Blend (final)
Blend
$13.27M
Owner & transaction history
Earl Weaver Family LP · 8 yrs held
Earl Weaver Family LP
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$19.8M
+51.5%
Restaurant
$16.4M
+25.7%
Medical building
$16.3M
+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 Stevens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stevens 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%
$15,910,000
6.5%
$14,685,000
7%
$13,640,000
Alternative Use
Use
Estimation
RETAIL STORES
$13,080,000
Current use
COMMERCIAL (GENERAL)
$19,810,000
Change: +51% · Conversion: Easy
RESTAURANT
$16,440,000
Change: +26% · Conversion: Easy
MEDICAL BUILDING
$16,345,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,510,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$13.27M
Range $11.94M – $14.60M · ±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
$164 / 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
$176,962
Tax year 2024
Assessed value
$7,104,400
Assessed 2024
Previous assessed
$7,104,400
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$1,763,000
Assessed improvement
$5,341,400
Land market value
$1,763,000
Improvement market value
$5,341,400
Total market value
$7,104,400
Applied tax rate
80.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1984
Heating
YES
Cooling
YES
Buildings
2
Total area
81,121 SF
Lot
23.68 ac (1,031,501 SF)
APN
080-45540-0-0000
UPID
US73-4869046
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
RETAIL STORES Current
Est. value
$13.1M
COMMERCIAL (GENERAL)
Est. value
$19.8M
RESTAURANT
Est. value
$16.4M
MEDICAL BUILDING
Est. value
$16.3M
AUTO REPAIR, GARAGE
Est. value
$13.5M
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
1984
Heating
YES
Cooling
Yes
Buildings
2
Lot
23.68 ac
Current owner
From public records · entity-resolved
Earl Weaver Family LP
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 703, ADAMSTOWN, PA 19501-0703
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2018
—
Earl Weaver Family LP
Earl Weaver Family LP
Quit Claim Deed
related
—
Apr 27, 2010
—
Earl Weaver Family LP
—
Grant Deed
related
$1,400,000 · Fulton Bk
—
—
Earl Weaver Family LP
—
Deed Of Trust
related
$200,000 · Fulton Bk
—
—
Earl Weaver Family LP
—
Deed Of Trust
related
$500,000 · Fulton Bk
—
—
Earl Weaver Family
—
Deed Of Trust
related
$400,000 · Fulton Bk
—
—
Earl Weaver Family
—
Deed Of Trust
related
$225,000 · Fulton Bk
—
—
Earl Weaver Family LP
—
Deed Of Trust
related
$300,000 · Fulton Bk
—
—
Earl Weaver Family
—
Deed Of Trust
related
$580,000 · Fulton Bk
—
—
Earl Weaver Family
—
Deed Of Trust
related
$250,000 · Fulton Bk
—
—
Earl Weaver Family
—
Deed Of Trust
related
$200,000 · Fulton Bk
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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