Federal-Style Two-Unit
For Sale
$395,500
110-114 E MARKET Street, Marietta, PA 17547
Multi-Family, MARIETTA, PA
Property Size3,180 SF
Lot Size0.10 Acres
Price / SF$124.37
Days on Market84
Property Features for 110-114 E MARKET Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
On Street
Elementary school district
DONEGAL
Middle school district
DONEGAL
High school district
DONEGAL
Standard status
Active
Size
3,180 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
5228
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1815
Number of units
2
Building materials
Frame, Stucco
Architectural style
Federal
Listing Agency:
Donegal Real Estate
(717) 426-4350
Listed By:
Robert W. Heiserman Jr. · License #RB041683L
(717) 330-2966
Added: Jun 15
Changed: Aug 29
Last Checked: Sep 6 at 8:06AM
MLS# PALA2088356
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.
Built in 1815, this Federal-style duplex occupies a 0.1-acre lot and provides 3,180 square feet across two residential units. The larger residence offers three bedrooms, 1.5 baths, wood flooring, a covered rear porch, and small rear and side yards. The second unit includes one bedroom, a bonus room, and 1.5 baths. The original log construction is finished with stucco, and the property features forced-air heat, central air, and on-street parking.
The building was converted to a two-unit layout around 1900 and has since been restored. It is currently rented, with the existing tenant interested in remaining. Located in Marietta, the property presents a distinctive historic duplex configuration with separate residential spaces and established occupancy.
The building was converted to a two-unit layout around 1900 and has since been restored. It is currently rented, with the existing tenant interested in remaining. Located in Marietta, the property presents a distinctive historic duplex configuration with separate residential spaces and established occupancy.
Key Highlights
- 3,180 square feet on a 0.1‑acre lot
- Two residential units created through a conversion around 1900
- Main residence includes 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
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
203
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 - Restored duplex combines a three-bedroom residence with a separately configured one-bedroom apartment.
Where is this duplex located?
The property is located at 110-114 E MARKET Street 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: 3,180 square feet on a 0.1‑acre lot; Two residential units created through a conversion around 1900; Main residence includes 3 bedrooms, 1.5 baths, wood floors, and covered rear porch
