Individually Owned Property summary
AI-generated overview
Regency Square is a neighborhood retail center anchored by Dollar Tree and Goodwill, featuring a mix of national and local tenants. The property is situated off the signalized intersection of Route 741 and Embassy Drive, with proximity to the center’s retail hub. The surrounding area includes retailers such as Lowe’s, Aldi, and Lidl, along with other nearby businesses, and the site provides ample parking and pylon signage along Embassy Drive. A retail space within the center is configured for small-format use and has an interior area of 1,143 square feet, positioned along the Rohrerstown Road corridor near major road access.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Construction
FRAME
Total area
4,476 SF
Lot
1 ac (43,560 SF)
Zoning code
CC
APN
290-90095-0-0000
UPID
US73-2613678
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$810k
Comparable Approach
Comparable
$605k
Blend (final)
Blend
$355k
Owner & transaction history
since 2002
4 recorded transactions
Zoning & alternative use
CC · Landisville, PA
Top alternative use upside
Commercial (general)
$1.1M
+51.5%
Medical building
$900,000
+25.0%
Auto repair, garage
$745,000
+3.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$355k
Value range
$320k – $391k
±10% around blend
Estimated value / SF
$79 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
90
$320k
blend $355k
$391k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,476 SF
Lot area
1 ac
Year built
1991
Stories
1
APN
290-90095-0-0000
Zoning
CC
Assessed value
$500,900
Annual tax
$10,825
3
Income approach: direct capitalization
Partial preview
Income approach indication
$810k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$880k
@ 6.5% CAP return
$810k
@ 7% CAP return
$755k
4
Sales comparison
Partial preview
Sales approach indication
$747k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.1 mi away · 4,258 SF
6.9 mi away · 4,032 SF
14.4 mi away · 4,100 SF
19.8 mi away · 3,923 SF
20.4 mi away · 3,168 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$355k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 277 sales
$161
-51%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $79/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+51%
vs current-use indication
Medical Building
Auto Repair, Garage
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$501k
Move the market yield to see immediate price impact.
Value / SF
$112
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$32k
$631k
$451k
$351k
$35k
$701k
$501k
$390k
$39k
$771k
$551k
$429k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$860k
2.9 mi · Apr 2026 · $164/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$10,825
Tax year 2024
Assessed value
$500,900
Assessed 2024
Previous assessed
$500,900
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$250,000
Assessed improvement
$250,900
Land market value
$250,000
Improvement market value
$250,900
Total market value
$500,900
Applied tax rate
290.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1991
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
4,476 SF
Lot
1 ac (43,560 SF)
Zoning code
CC
APN
290-90095-0-0000
UPID
US73-2613678
Jurisdiction
LANCASTER
Zoning & alternative use
CC · Landisville, PAZoning CC · permitted uses
CC · Landisville, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1991
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CC
Jurisdiction
Landisville, PA
Recorded code
CC
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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