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    502 CELEBRATION HILL Road Biglerville, PA 17307

    View on Map
    For Sale
    $990,000

    MULTI_FAMILY - National - BIGLERVILLE, PA

    Property size:
    3,616 SF
    Lot size:
    8.52 Acres
    Added:
    Nov 1, 2025
    Days on Market:
    154
    Last Refresh:
    Apr 3 at 1:06 pm

    Property Features for 502 CELEBRATION HILL Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Rooms
    Dining Room, Basement
    Parking
    6
    Parking features
    Garage - Detached
    Interior features
    Dining Area, Attic, Bathroom - Soaking Tub, Bathroom - Stall Shower, Bathroom - Tub Shower, Bathroom - Walk-In Shower, Breakfast Area, Carpet, Ceiling Fan(s), Entry Level Bedroom, Floor Plan - Traditional, Wood Floors
    Fireplace
    1
    Appliances
    Dishwasher, Stove, Built-In Microwave
    Standard status
    Active
    Size
    3,616 SF
    Lot size
    8.52 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5531

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1920
    Number of units
    2
    Building materials
    Vinyl Siding
    Architectural style
    National

    We can help!

    Listing Contact
    KEITH LIPARI
    KEITH LIPARI

    Listing agent KEITH LIPARI License #RS327532

    Listing office RE/MAX 1st Advantage 6375 Mercury Drive unit: 101, Mechanicsburg, PA

    Listing date Nov 1, 2025

    MLS# PAAD2020422

    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.

    Overview

    Biglerville Multi-Residence Property with Orchard Views

    Located in Biglerville's apple country, this property features two separate residences on 8.52 acres. The main house offers views of blossoming orchards and a koi-stocked pond. The landscape is suited for gatherings, micro-weddings, and family reunions. The main home includes an eat-in kitchen, a dining area, and a living room with a gas fireplace. There are two flex spaces suitable for a playroom or home office. The main level features a bedroom and an updated full bath with a step-in shower. Upstairs, there are four bedrooms with new carpet and neutral finishes, plus an updated bathroom with a soaking tub. The walk-up attic offers expansion potential. The basement includes an office space, a canning area, and a pantry. The second residence features a great room and an updated kitchen with wood cabinetry, tile backsplash, and stainless appliances. It includes four bedrooms and 2 1/2 baths. Fenced paddocks and a stable/run-in are ready for animals. The property is suitable for horses, donkeys, cattle, alpacas, or llamas. The property size is 3616 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Garden Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Biglerville
    County
    Adams
    State
    Pennsylvania
    Longitude
    -77.346405
    Latitude
    39.970966

    Nearby Similar for Sale

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    • $900,000

      Automotive Business Opportunity on 9 Acres

      Established salvage yard, auto repair, and sales businesses on 9 acres.
      1239 ARENDTSVILLE ROAD, BIGLERVILLE, PA 17307
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    FAQs

    What type of property is this?
    Farm - Two residences on 8.52 acres, ideal for multi-generational living.
    Where is this farm located?
    The property is located at 502 CELEBRATION HILL Road Biglerville, PA.
    What is the asking price?
    The asking price for this property is $990,000.
    What are key features of this property?
    This property features: Two separate residences offer flexibility.; Picturesque setting with blossoming orchards, koi pond, and sweeping views ideal for gatherings and enjoying nature.; Updated main house features a modern kitchen and updated bathrooms with soaking tub and rainfall shower.
    (717) 636-1101
    We can help!
    Listing Contact
    KEITH LIPARI
    KEITH LIPARI
    Real Estate License ID: RS327532
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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