Four-Unit Residential Income
For Sale
$650,000
618 S West End Avenue, Lancaster, PA 17603
Four 1-bedroom units share a common laundry area in this residential quadplex.
Property Size2,160 SF
Price / SF$300.93
Days on Market145
Property Features for 618 S West End Avenue
General Information
Standard status
Active
Size
2,160 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Amenities
2
No
Building Details
Building Size
2,160 SF
Units
4
Listed By:
Brad Rohrbaugh
(717) 891-7368
Source:
Bennettwilliams
Added: Apr 11
Changed: Aug 23
Last Checked: Sep 2 at 1:08PM
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 Brad Rohrbaugh
Investment Insights
Based on property information with market context.
618 S West End Ave is a four-unit residential income property consisting of four 1-bedroom units. The building includes a common laundry area serving the units.
The property is located in Lancaster, Pennsylvania, in close proximity to Millersville Pike (Rt 999) and Lincoln Hwy (Rt 462), which are identified as main thoroughfare roads in the Lancaster market. The surrounding area includes retail, office, and medical uses.
Current rents are described as below potential area rents, which the remarks present as upside for a buyer.
The property is located in Lancaster, Pennsylvania, in close proximity to Millersville Pike (Rt 999) and Lincoln Hwy (Rt 462), which are identified as main thoroughfare roads in the Lancaster market. The surrounding area includes retail, office, and medical uses.
Current rents are described as below potential area rents, which the remarks present as upside for a buyer.
Key Highlights
- 4‑unit residential quadplex in Lancaster, PA, with four 1‑bedroom units
- Units share a common laundry area
- Convenient access to Millersville Pike (Rt 999) and Lincoln Hwy (Rt 462)
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
$24,127
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
3.71%
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%
$482,540
$482.5K
Cap Rate 7%
$344,671
$344.7K
Cap Rate 9%
$268,078
$268.1K
Market Conditions
NOI Build-Up for 2,160 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
$35.0K $16.20/SF
− Vacancy
−$525 −$0.24/SF
EGI
$34.5K $15.96/SF
− OpEx
−$10.3K −$4.79/SF
NOI
$24.1K $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%
$482,540
Cap Rate 7%
$344,671
Cap Rate 9%
$268,078
Alternative Uses
Best Use
Multifamily LT 5
$344.7K
$301.6K – $402.1K
NOI $24,127 @ 7.0% cap · market cap 3.71%
Second Best
Apartment 5plus
$304.0K
$266.0K – $354.6K
NOI $21,277 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$723.8K
$633.4K – $844.5K
NOI $50,668 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
731
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
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 - Four 1-bedroom units share a common laundry area in this residential quadplex.
Where is this quadplex located?
The property is located at 618 S West End Avenue Lancaster, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 4‑unit residential quadplex in Lancaster, PA, with four 1‑bedroom units; Units share a common laundry area; Convenient access to Millersville Pike (Rt 999) and Lincoln Hwy (Rt 462)
