Building Details

Year built 1900

Number of units 4

Building materials Brick

Architectural style Other

Listing Agency: Lime House c***@gmail.com Show Phone

Listed By: Aaron Glick · License #RS374368 Show Phone

Added: Sep 21 Last Checked: Sep 21 at 10:06PM

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MLS# PAAD2025172

Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

Built in 1900, this 3,040-square-foot brick mixed-use property contains seven units, including residential rental accommodations and a vacant commercial space. Several residential units are undergoing updates, while the available commercial area offers flexibility for a future occupant or permitted business use.

The property occupies 0.24 acres at 105 W King Street in East Berlin, Pennsylvania. Building systems include electric baseboard heat and window-unit cooling. Parking is available both on the street and off street, adding practical convenience for residents and commercial users. The combination of residential and commercial components provides a single-building configuration with multiple use areas.

Key Highlights

• Seven‑unit mixed‑use property with residential and commercial components
• 3,040‑square‑foot brick building constructed in 1900
• Vacant commercial space included within the property

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$31,464

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

5.29%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$629,280 $629.3K

Cap Rate 7%

$449,486 $449.5K

Cap Rate 9%

$349,600 $349.6K

Market Conditions

NOI Build-Up for 3,040 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$54.7K $18.00/SF

− Vacancy

−$4.4K −$1.44/SF

EGI

$50.3K $16.56/SF

− OpEx

−$18.9K −$6.21/SF

NOI

$31.5K $10.35/SF

Area

Adams County, PA

Vacancy

8.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

37.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$629,280

Cap Rate 7%

$449,486

Cap Rate 9%

$349,600

Alternative Uses

Best Use

Mixed Use

$449.5K

$393.3K – $524.4K (±1% cap)

NOI $31,464 @ 7.0% cap · market cap 5.29%

Second Best

Apartment 5plus

$184.0K

$161.0K – $214.7K (±1% cap)

NOI $12,879 @ 7.0% cap · market cap 2.16%

Theoretical Best

Specialty Retail

$559.9K

$489.9K – $653.2K (±1% cap)

NOI $39,193 @ 7.0% cap · market cap 6.59%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Designing Bliss Marketing & Advertising Catherine's Hair Replacement Hair Salon

Suggested Use

Top Pick Building Supply Auto Repair Shop Auto Parts Store HVAC Service Electrical Service Dental Office

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Multi-tenant

Tenancy

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

206

Businesses Nearby

Explore this area Business Placement

Demographics for 17316, PA

8,357

Population

3,599

Households

2.3

Avg Household Size

45

Median Age

25%

College-Educated

92%

High-School Grad

41.0 sq mi

ZIP Area

204

Density / Sq Mi

$91,484

Median Household Income

$45,265

Median Earnings

$977

Median Rent

$282,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Brick mixed-use building combining residential rentals with a vacant commercial space and ongoing unit updates.

Where is this mixed-use property located?

The property is located at 105 W KING Street East Berlin, PA.

What is the asking price?

The asking price for this property is $595,000.

What are key features of this property?

This property features: Seven‑unit mixed‑use property with residential and commercial components; 3,040‑square‑foot brick building constructed in 1900; Vacant commercial space included within the property