Two-Unit Duplex with
New
For Sale
$364,900
442 S MAIN Street, Manheim, PA 17545
Multi-Family, MANHEIM, PA
Property Size1,664 SF
Lot Size0.25 Acres
Price / SF$219.29
Days on Market3
Property Features for 442 S MAIN Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
4
Parking features
Driveway, Off Street, On Street
Elementary school district
MANHEIM CENTRAL
Middle school district
MANHEIM CENTRAL
High school district
MANHEIM CENTRAL
Standard status
Active
Size
1,664 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
3039
Utilities
Heating system
Radiant
Cooling system
Wall Unit(s)
Amenities
yard
off-street parking
Building Details
Year built
1900
Number of units
2
Building materials
Frame, Shingle Siding
Architectural style
Other
Listing Agency:
Linderman Snavely Realtors LLC
(717) 665-0407
Listed By:
Justin R Linderman · License #RS322608
(717) 669-3851
Added: Aug 21
Last Checked: Aug 23 at 3:06AM
MLS# PALA2093398
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.
Located at 442 S Main Street in Manheim, Pennsylvania, this two-unit duplex contains 1,664 square feet on a 0.25-acre parcel. The property was built in 1900 with frame construction and shingle siding.
One residence includes two bedrooms, one bathroom, a living room, and a kitchen. The second unit provides two bedrooms, one bathroom, a living room, a kitchen, and an additional private room suitable for office or recreational use. Outdoor features include a large yard and parking available by driveway, off-street spaces, and on-street access. Heating is provided by radiant systems, with cooling through wall units.
One residence includes two bedrooms, one bathroom, a living room, and a kitchen. The second unit provides two bedrooms, one bathroom, a living room, a kitchen, and an additional private room suitable for office or recreational use. Outdoor features include a large yard and parking available by driveway, off-street spaces, and on-street access. Heating is provided by radiant systems, with cooling through wall units.
Key Highlights
- Two‑unit duplex with 1,664 square feet of building area
- Located at 442 S Main Street, Manheim, PA 17545
- Situated on a 0.25‑acre lot
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
$18,587
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
5.09%
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%
$371,740
$371.7K
Cap Rate 7%
$265,529
$265.5K
Cap Rate 9%
$206,522
$206.5K
Market Conditions
NOI Build-Up for 1,664 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
$27.0K $16.20/SF
− Vacancy
−$404 −$0.24/SF
EGI
$26.6K $15.96/SF
− OpEx
−$8.0K −$4.79/SF
NOI
$18.6K $11.17/SF
Area
Lancaster County, PA
Vacancy
1.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$371,740
Cap Rate 7%
$265,529
Cap Rate 9%
$206,522
Alternative Uses
Best Use
Multifamily LT 5
$265.5K
$232.3K – $309.8K
NOI $18,587 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$234.2K
$204.9K – $273.2K
NOI $16,391 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$557.6K
$487.9K – $650.6K
NOI $39,033 @ 7.0% cap · market cap 10.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
394
Businesses Nearby
Explore this area
Business Placement
Demographics for 17545, PA
22,718
Population
9,382
Households
2.4
Avg Household Size
42
Median Age
30%
College-Educated
90%
High-School Grad
69.8 sq mi
ZIP Area
325
Density / Sq Mi
$87,589
Median Household Income
$47,755
Median Earnings
$1,325
Median Rent
$271,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer separate kitchens, living areas, private bonus space, and off-street parking.
Where is this duplex located?
The property is located at 442 S MAIN Street Manheim, PA.
What is the asking price?
The asking price for this property is $364,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,664 square feet of building area; Located at 442 S Main Street, Manheim, PA 17545; Situated on a 0.25‑acre lot
