Updated Two-Unit
For Sale
$449,900
100 Poplar Street, Manchester, PA 17345
Side-by-side residences offer private yards, garages, basements, and included laundry appliances in Manchester Borough.
Property Size2,470 SF
Price / SF$182.15
Days on Market183
Property Features for 100 Poplar Street
General Information
Standard status
Active
Size
2,470 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Fee Simple
Zoning
RESIDENTIAL
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,181
Amenities
fenced yards
radon mitigation systems
No
Refrigerator, Stove, Washer, Dryer
No Pool
Above Grade, Below Grade
Building Details
Year Built
1990
Listing Agency:
House Broker Realty LLC
(717) 357-6180
Listed By:
Sherry Lease · License #RS332707
(717) 357-6180
Source:
Compass
Added: Mar 1
Changed: Aug 30
Last Checked: Aug 30 at 9:58PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of House Broker Realty LLC
Investment Insights
Based on property information with market context.
This side-by-side duplex contains two residential units, each with three bedrooms, one and one-half bathrooms, a one-car garage, and a basement. Updated mechanical systems and roofs less than 5 years old support the property’s current condition. Radon mitigation systems are installed in both units, and the sale includes refrigerators, stoves, washers, and dryers.
Each residence has a large, fully fenced yard that provides separate outdoor space. The property is zoned RESIDENTIAL and is located at 100 Poplar Street in Manchester, Pennsylvania, within the Northeastern York School District. With two self-contained homes and below-grade space in each unit, the layout accommodates separate residential occupancy.
Each residence has a large, fully fenced yard that provides separate outdoor space. The property is zoned RESIDENTIAL and is located at 100 Poplar Street in Manchester, Pennsylvania, within the Northeastern York School District. With two self-contained homes and below-grade space in each unit, the layout accommodates separate residential occupancy.
Key Highlights
- Two side‑by‑side units, each with 3 bedrooms and 1.5 bathrooms
- Each unit includes a one‑car garage and basement
- Roofs on both units are less than 5 years old
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
$24,509
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
5.45%
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%
$490,180
$490.2K
Cap Rate 7%
$350,129
$350.1K
Cap Rate 9%
$272,322
$272.3K
Market Conditions
NOI Build-Up for 2,470 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
$37.1K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$35.0K $14.17/SF
− OpEx
−$10.5K −$4.25/SF
NOI
$24.5K $9.92/SF
Area
York County, PA
Vacancy
5.50%
Lease Rate
$15.00 /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%
$490,180
Cap Rate 7%
$350,129
Cap Rate 9%
$272,322
Alternative Uses
Best Use
Multifamily LT 5
$350.1K
$306.4K – $408.5K
NOI $24,509 @ 7.0% cap · market cap 5.45%
Second Best
Apartment 5plus
$325.2K
$284.6K – $379.4K
NOI $22,766 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$715.2K
$625.8K – $834.4K
NOI $50,061 @ 7.0% cap · market cap 11.13%
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
209
Businesses Nearby
Explore this area
Business Placement
Demographics for 17345, PA
8,122
Population
3,616
Households
2.2
Avg Household Size
42
Median Age
22%
College-Educated
90%
High-School Grad
12.0 sq mi
ZIP Area
677
Density / Sq Mi
$83,556
Median Household Income
$48,333
Median Earnings
$1,150
Median Rent
$204,900
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 - Side-by-side residences offer private yards, garages, basements, and included laundry appliances in Manchester Borough.
Where is this duplex located?
The property is located at 100 Poplar Street Manchester, PA.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Two side‑by‑side units, each with 3 bedrooms and 1.5 bathrooms; Each unit includes a one‑car garage and basement; Roofs on both units are less than 5 years old
