Four-Unit Property with Recent
For Sale
$359,900
102 Cemetery Street, Littlestown, PA 17340
Every unit is equipped with a stove and refrigerator.
Property Size3,256 SF
Price / SF$110.53
Days on Market169
Property Features for 102 Cemetery Street
General Information
Standard status
Active
Size
3,256 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Fee Simple
Zoning
RESIDENTIAL
Additional Details
Gross Income
$43,860
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$3,215
Amenities
No
Stove, Refrigerator
Other
No Pool
Above Grade, Below Grade
Building Details
Year Built
1910
Listing Agency:
Iron Valley Real Estate Hanover
(717) 965-1605
Listed By:
Brian L Staub · License #RS289287
(717) 965-1605
Source:
Compass
Added: Mar 17
Changed: Aug 31
Last Checked: Aug 31 at 4:06AM
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 Iron Valley Real Estate Hanover
Investment Insights
Based on property information with market context.
This four-unit residential property at 102 Cemetery Street includes four separate units, each with a stove and refrigerator. Unit 102A has an updated kitchen and bathroom. The property was built in 1910 and is located in Littlestown, Pennsylvania, within residential zoning.
Major building systems have received documented improvements, including four furnaces installed in 2018 and a roof replacement with chimney reconstruction completed in 2015. The property also includes above-grade and below-grade areas and is offered as-is. Its four-unit configuration and existing residential improvements provide a straightforward multifamily asset profile.
Major building systems have received documented improvements, including four furnaces installed in 2018 and a roof replacement with chimney reconstruction completed in 2015. The property also includes above-grade and below-grade areas and is offered as-is. Its four-unit configuration and existing residential improvements provide a straightforward multifamily asset profile.
Key Highlights
- Four‑unit property at 102 Cemetery Street, Littlestown, PA 17340
- Four new furnaces installed in 2018
- Roof replacement and chimney rebuild completed in 2015
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
$15,019
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
4.17%
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%
$300,380
$300.4K
Cap Rate 7%
$214,557
$214.6K
Cap Rate 9%
$166,878
$166.9K
Market Conditions
NOI Build-Up for 3,256 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
$22.7K $6.96/SF
− Vacancy
−$1.2K −$0.37/SF
EGI
$21.5K $6.59/SF
− OpEx
−$6.4K −$1.98/SF
NOI
$15.0K $4.61/SF
Area
Adams County, PA
Vacancy
5.32%
Lease Rate
$6.96 /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%
$300,380
Cap Rate 7%
$214,557
Cap Rate 9%
$166,878
Alternative Uses
Best Use
Multifamily LT 5
$214.6K
$187.7K – $250.3K
NOI $15,019 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$197.1K
$172.4K – $229.9K
NOI $13,795 @ 7.0% cap · market cap 3.83%
Theoretical Best
Specialty Retail
$599.7K
$524.7K – $699.6K
NOI $41,978 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
319
Businesses Nearby
Explore this area
Business Placement
Demographics for 17340, PA
11,238
Population
4,489
Households
2.5
Avg Household Size
45
Median Age
19%
College-Educated
92%
High-School Grad
39.4 sq mi
ZIP Area
285
Density / Sq Mi
$84,858
Median Household Income
$43,271
Median Earnings
$1,179
Median Rent
$276,700
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?
Quadplex - Every unit is equipped with a stove and refrigerator.
Where is this quadplex located?
The property is located at 102 Cemetery Street Littlestown, PA.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: Four‑unit property at 102 Cemetery Street, Littlestown, PA 17340; Four new furnaces installed in 2018; Roof replacement and chimney rebuild completed in 2015
