Mixed-Use Building With
For Sale
$449,900
101 PEARL Street, Lancaster, PA 17603
Multi-Family, LANCASTER, PA
Property Size2,178 SF
Lot Size0.05 Acres
Price / SF$206.57
Days on Market119
Property Features for 101 PEARL Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Parking features
On Street, Off Street
Appliances
Washer/Dryer Hookups Only
Subdivision
CABBAGE HILL
Elementary school
BUCHANAN
Middle school
WHEATLAND
High school
MCCASKEY CAMPUS
Elementary school district
SCHOOL DISTRICT OF LANCASTER
Middle school district
SCHOOL DISTRICT OF LANCASTER
High school district
SCHOOL DISTRICT OF LANCASTER
Standard status
Active
Size
2,178 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
8275
Utilities
Heating system
Forced Air
Amenities
separate utilities
off-street parking
full basement
Building Details
Year built
1905
Number of units
2
Building materials
Brick
Architectural style
Other
Listing Agency:
Iron Valley Real Estate of Lancaster
(717) 740-2221
Listed By:
Fanny C Castellanos · License #RS306983
(717) 615-7484
Added: May 17
Changed: Sep 5
Last Checked: Sep 12 at 11:06PM
MLS# PALA2088260
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.
This 2,178-square-foot mixed-use building combines a street-facing convenience storefront with a three-bedroom residential apartment above. The brick property was built in 1905 and includes forced-air heating, a full basement, and washer/dryer hookups. Separate utilities serve the commercial and residential portions.
The property occupies 0.05 acres at 101 Pearl Street in Lancaster, Pennsylvania. Parking is available both on street and off street, adding practical support for the storefront and residential unit. The configuration provides distinct commercial and residential areas within one building, with basement space available for storage.
The property occupies 0.05 acres at 101 Pearl Street in Lancaster, Pennsylvania. Parking is available both on street and off street, adding practical support for the storefront and residential unit. The configuration provides distinct commercial and residential areas within one building, with basement space available for storage.
Key Highlights
- 2,178‑square‑foot mixed‑use building
- Street‑level convenience storefront with a 3‑bedroom apartment above
- Separate utilities for commercial and residential units
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
$27,051
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
6.01%
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%
$541,020
$541.0K
Cap Rate 7%
$386,443
$386.4K
Cap Rate 9%
$300,567
$300.6K
Market Conditions
NOI Build-Up for 2,178 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
$47.0K $21.60/SF
− Vacancy
−$3.8K −$1.73/SF
EGI
$43.3K $19.87/SF
− OpEx
−$16.2K −$7.45/SF
NOI
$27.1K $12.42/SF
Area
Lancaster County, PA
Vacancy
8.00%
Lease Rate
$21.60 /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%
$541,020
Cap Rate 7%
$386,443
Cap Rate 9%
$300,567
Alternative Uses
Best Use
Mixed Use
$386.4K
$338.1K – $450.9K
NOI $27,051 @ 7.0% cap · market cap 6.01%
Second Best
Retail
$366.2K
$320.4K – $427.2K
NOI $25,632 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$729.9K
$638.6K – $851.5K
NOI $51,090 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,056
Businesses Nearby
Explore this area
Business Placement
Demographics for 17603, PA
66,739
Population
28,142
Households
2.4
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
30.0 sq mi
ZIP Area
2,225
Density / Sq Mi
$77,156
Median Household Income
$40,043
Median Earnings
$1,265
Median Rent
$244,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick property combining a street-level convenience storefront with a three-bedroom apartment and separate utilities.
Where is this mixed-use property located?
The property is located at 101 PEARL Street Lancaster, 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: 2,178‑square‑foot mixed‑use building; Street‑level convenience storefront with a 3‑bedroom apartment above; Separate utilities for commercial and residential units
