Freestanding Retail
For Sale
$525,000
2201 Marietta Ave, Lancaster, PA 17603
Freestanding commercial building with partially occupied space and an additional cell tower lease income stream.
Property Size2,632 SF
Price / SF$199.47
Days on Market24
Property Features for 2201 Marietta Ave
General Information
Standard status
Active
Size
2,632 SF
Building Details
Year Built
1948
Listing Agency:
Bennett Williams Realty, Inc.
(717) 843-5555
Listed By:
Bradley A Rohrbaugh · License #RS223194L
Source:
Kandorre
Added: Jul 21
Changed: Aug 7
Last Checked: Aug 12 at 9:40AM
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 Bennett Williams Realty, Inc.
Investment Insights
Based on property information with market context.
Located at 2201 Marietta Ave in Lancaster, this 2,632 SF freestanding commercial building is positioned along a well-traveled corridor. The property is partially occupied by a month-to-month tenant paying $600 per month, and it also includes a cell tower lease generating $2,650 annually. This combination provides in-place income while allowing flexibility for a future owner regarding occupancy and re-leasing.
The building is described as having strong visibility and convenient access to surrounding retail, residential neighborhoods, and major roadways. The property is presented as a fit for a range of commercial uses, depending on how the space is occupied, re-positioned, or re-leased going forward.
For sale as an owner-user or investment opportunity, the asset offers baseline income through current tenancy and the tower lease, along with the ability to pursue additional leasing or occupancy plans.
The building is described as having strong visibility and convenient access to surrounding retail, residential neighborhoods, and major roadways. The property is presented as a fit for a range of commercial uses, depending on how the space is occupied, re-positioned, or re-leased going forward.
For sale as an owner-user or investment opportunity, the asset offers baseline income through current tenancy and the tower lease, along with the ability to pursue additional leasing or occupancy plans.
Key Highlights
- 2,632 SF freestanding commercial building on Marietta Ave in Lancaster
- Year built: 1948
- Partially occupied space includes a month‑to‑month tenant paying $600/month
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
$30,974
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
5.90%
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%
$619,480
$619.5K
Cap Rate 7%
$442,486
$442.5K
Cap Rate 9%
$344,156
$344.2K
Market Conditions
NOI Build-Up for 2,632 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
$47.4K $18.00/SF
− Vacancy
−$3.1K −$1.19/SF
EGI
$44.2K $16.81/SF
− OpEx
−$13.3K −$5.04/SF
NOI
$31.0K $11.77/SF
Area
Lancaster County, PA
Vacancy
6.60%
Lease Rate
$18.00 /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%
$619,480
Cap Rate 7%
$442,486
Cap Rate 9%
$344,156
Alternative Uses
Best Use
Retail
$442.5K
$387.2K – $516.2K
NOI $30,974 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$882.0K
$771.8K – $1.03M
NOI $61,740 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
378
Businesses Nearby
Under-served
Demand for This Use
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Freestanding commercial building with partially occupied space and an additional cell tower lease income stream.
Where is this storefront property located?
The property is located at 2201 Marietta Ave Lancaster, PA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2,632 SF freestanding commercial building on Marietta Ave in Lancaster; Year built: 1948; Partially occupied space includes a month‑to‑month tenant paying $600/month
