Restored Duplex with Log
New
For Sale
$395,500
110-114 E MARKET ST, Marietta, PA 17547
Two-unit property combines a three-bedroom residence with a separate one-bedroom apartment and bonus room.
Property Size3,180 SF
Price / SF$124.37
Days on Market5
Property Features for 110-114 E MARKET ST
General Information
Standard status
Active
Size
3,180 SF
Property subtype
Multi-family
Listing Agency:
Donegal Real Estate
(717) 330-2966
Listed By:
Robert W. Heiserman Jr. · License #RB041683L
(717) 330-2966
Source:
Imanirealtors
Added: Aug 26
Changed: Aug 30
Last Checked: Aug 30 at 2:44PM
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 Donegal Real Estate
Investment Insights
Based on property information with market context.
This duplex at 110-114 E Market St includes a restored residence and a separate apartment within a building originally constructed around 1810 as a log home. The historic log construction was later covered with pebble dash stucco, and the property was converted into two units around 1900.
The main residence offers three bedrooms, one and a half baths, wood floors, a covered rear porch, and small rear and side yards. The apartment includes one bedroom, a bonus room, and one and a half baths. The property is currently rented, with the tenant wishing to remain.
The main residence offers three bedrooms, one and a half baths, wood floors, a covered rear porch, and small rear and side yards. The apartment includes one bedroom, a bonus room, and one and a half baths. The property is currently rented, with the tenant wishing to remain.
Key Highlights
- Duplex originally constructed around 1810 as a log home
- Converted into 2 units around 1900
- Main residence has 3 bedrooms, 1.5 baths, wood floors, and covered rear porch
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
$35,520
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
8.98%
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%
$710,400
$710.4K
Cap Rate 7%
$507,429
$507.4K
Cap Rate 9%
$394,667
$394.7K
Market Conditions
NOI Build-Up for 3,180 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
$51.5K $16.20/SF
− Vacancy
−$773 −$0.24/SF
EGI
$50.7K $15.96/SF
− OpEx
−$15.2K −$4.79/SF
NOI
$35.5K $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%
$710,400
Cap Rate 7%
$507,429
Cap Rate 9%
$394,667
Alternative Uses
Best Use
Multifamily LT 5
$507.4K
$444.0K – $592.0K
NOI $35,520 @ 7.0% cap · market cap 8.98%
Second Best
Apartment 5plus
$447.5K
$391.6K – $522.1K
NOI $31,325 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$1.07M
$932.4K – $1.24M
NOI $74,595 @ 7.0% cap · market cap 18.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
204
Businesses Nearby
Explore this area
Business Placement
Demographics for 17547, PA
8,166
Population
3,538
Households
2.3
Avg Household Size
39
Median Age
30%
College-Educated
94%
High-School Grad
12.0 sq mi
ZIP Area
681
Density / Sq Mi
$90,801
Median Household Income
$45,702
Median Earnings
$1,139
Median Rent
$243,000
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-unit property combines a three-bedroom residence with a separate one-bedroom apartment and bonus room.
Where is this duplex located?
The property is located at 110-114 E MARKET ST Marietta, PA.
What is the asking price?
The asking price for this property is $395,500.
What are key features of this property?
This property features: Duplex originally constructed around 1810 as a log home; Converted into 2 units around 1900; Main residence has 3 bedrooms, 1.5 baths, wood floors, and covered rear porch
