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Property profile & analytics
OFF-MARKET
Estimated value
$5,375,000
Industrial land
Spooky Nook Rd Lancaster, PA 17603
Entity Owned
2-yr Hold
Free & Clear
Property ID
US73-3952448
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
1979
Lot
7.3 ac (317,988 SF)
Zoning code
HC
APN
290-00312-0-0000
UPID
US73-3952448
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
$5.41M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.38M
Owner & transaction history
283 Commerce Hub Venture LLC · 2 yrs held
283 Commerce Hub Venture LLC
since 2024
Last sale
$4.4M
4 recorded transactions
Zoning & alternative use
HC · Lancaster, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Parking garages. Parking garages shall be permitted as uses by right as accessory uses in the HC District and may be located on a separate lot from HC District uses. Parking facilities shall comply with the requirement of § 300-44B if the property is located in the Historic Resource Overlay District. Screening or other improvements shall be provided to shiel…
Zone name
Institutional Hospital Complex
General category
CIVIC_INSTITUTIONAL
Zone area
15.32 ac
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$7,285,000
ML approach
$5,410,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.38M
Range $4.84M – $5.91M · ±10% · vs last sale $4.40M (Jul 1 2022)
Last sale anchor
$4.40M
Jul 1 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
—
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
$15,073
Tax year 2024
Assessed value
$697,500
Assessed 2024
Previous assessed
$697,500
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$697,500
Land market value
$697,500
Total market value
$697,500
Applied tax rate
290.0000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
1979
Heating
NONE
Stories
1
Lot
7.3 ac (317,988 SF)
Zoning code
HC
APN
290-00312-0-0000
UPID
US73-3952448
Jurisdiction
LANCASTER
Zoning & alternative use
HC · Lancaster, PAZoning HC · permitted uses
HC · Lancaster, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Parking garages. Parking garages shall be permitted as uses by right as accessory uses in the HC District and may be located on a separate lot from HC District uses. Parking facilities shall comply with the requirement of § 300-44B if the property is located in the Historic Resource Overlay District. Screening or other improvements shall be provided to shield parked cars from view. Driveway openings and access lanes shall be minimized. Safe and convenient pedestrian connections between the parking facilities and the principal use shall be provided. Section 084.6, [1] Discontinuation of required parking facilities, shall not apply to parking garages in the HC District. [1]
Zone name
Institutional Hospital Complex
General category
CIVIC_INSTITUTIONAL
Zone area
15.32 ac
Building & site characteristics
From public records
Year built
1979
Heating
NONE
Stories
1
Lot
7.3 ac
Current owner
From public records · entity-resolved
283 Commerce Hub Venture LLC
Entity
Free & Clear · 2 yrs held
Mailing address
9645 CLAYTON RD STE #2040, SAINT LOUIS, MO 63124-1501
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2024
$4,409,000
283 Commerce Hub Venture LLC
Spooky Nook Industrial Pg LLC
Deed
—
Jul 1, 2022
$4,400,000
Spooky Nook Industrial Pg LLC
The Sports Complex LP
Deed
—
Dec 5, 2014
—
Complex LP Sports
—
Grant Deed
related
$1,375,000 · Integrity Bk
Jun 27, 2013
$845,000
Complex LP Sports
Heagy Realty Co
Grant Deed
—
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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