Building Details

Buildings 2

Listing Agency: LUX+ Show Phone

Listed By: ELAM K STOLTZFUS Show Phone

Source: Opal-realestate

Added: Sep 19 Last Checked: Sep 22 at 4:01PM

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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 LUX+

Investment Insights

Based on property information with market context.

This multifamily property includes an older farmhouse and a pre-1976 mobile home on approximately 2 acres. The existing septic system is designed to serve both homes, and the property includes three wells. The improvements are being offered in as-is condition, providing a substantial rehabilitation project for a buyer seeking multiple residential structures on one parcel.

The property is located near the foothills of Blue Mountain at 1171 Three Square Hollow Rd in Newburg, Pennsylvania. The combination of two existing residences, well infrastructure, and an established septic system creates a defined physical configuration for redevelopment or renovation, subject to applicable approvals and the condition of the improvements.

Key Highlights

• Two residential structures: an older farmhouse and a pre‑1976 mobile home
• Approximately 2 acres
• Three wells on the property

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

$13,548

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

4.93%

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%

$270,960 $271.0K

Cap Rate 7%

$193,543 $193.5K

Cap Rate 9%

$150,533 $150.5K

Market Conditions

NOI Build-Up for 1,604 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

$26.2K $16.32/SF

− Vacancy

−$1.5K −$0.96/SF

EGI

$24.6K $15.36/SF

− OpEx

−$11.1K −$6.91/SF

NOI

$13.5K $8.45/SF

Area

Cumberland County, PA

Vacancy

5.90%

Lease Rate

$16.32 /SF/Yr

Expense Ratio

45.00%

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%

$270,960

Cap Rate 7%

$193,543

Cap Rate 9%

$150,533

Alternative Uses

Best Use

Apartment 5plus

$193.5K

$169.4K – $225.8K (±1% cap)

NOI $13,548 @ 7.0% cap · market cap 4.93%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$372.6K

$326.0K – $434.7K (±1% cap)

NOI $26,082 @ 7.0% cap · market cap 9.49%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Multifamily properties

Suggested Use

Top Pick Building Supply Garden Center Big Box & Wholesale Store Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

4

Businesses Nearby

Explore this area Business Placement

Demographics for 17240, PA

3,598

Population

1,190

Households

3

Avg Household Size

35

Median Age

16%

College-Educated

77%

High-School Grad

48.6 sq mi

ZIP Area

74

Density / Sq Mi

$85,469

Median Household Income

$41,404

Median Earnings

$1,354

Median Rent

$257,300

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this multifamily properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Multifamily property - Includes an older farmhouse and a pre-1976 mobile home with septic capacity designed for both residences.

Where is this multifamily property located?

The property is located at 1171 THREE SQUARE HOLLOW RD Newburg, PA.

What is the asking price?

The asking price for this property is $274,900.

What are key features of this property?

This property features: Two residential structures: an older farmhouse and a pre‑1976 mobile home; Approximately 2 acres; Three wells on the property