7-Suite Bed &
For Sale
$715,000
144 W Main St, Adamstown, PA 19501
Historic hospitality property with guest rooms, shared areas, and curated outdoor spaces.
Property Size5,564 SF
Price / SF$128.50
Days on Market41
Property Features for 144 W Main St
General Information
Standard status
Active
Size
5,564 SF
Additional Details
Business Included
Yes
Building Details
Year Built
1880
Listing Agency:
Kingsway Realty - Ephrata
(717) 587-7006
Listed By:
Wendy L Stauffer · License #RS203936L
Source:
Soldbypattie
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 29 at 11:50AM
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 Kingsway Realty - Ephrata
Investment Insights
Based on property information with market context.
The Amethyst Inn is an established bed and breakfast at 144 W Main St in Adamstown, Pennsylvania. Built in 1880, the property contains 7 guest suites within 5,564 square feet and includes common areas and outdoor spaces. The inn combines historic character with updates and an established hospitality identity.
Adamstown is located in Lancaster County within Pennsylvania Dutch Country and is recognized in the property information as the “Antique Capital of the U.S.” The surrounding community is associated with antique markets, dealers, destination shopping, and heritage tourism. Borough amenities include a public pool, lighted pickleball courts, and a community library, adding recreational and cultural resources for visitors and operators.
Adamstown is located in Lancaster County within Pennsylvania Dutch Country and is recognized in the property information as the “Antique Capital of the U.S.” The surrounding community is associated with antique markets, dealers, destination shopping, and heritage tourism. Borough amenities include a public pool, lighted pickleball courts, and a community library, adding recreational and cultural resources for visitors and operators.
Key Highlights
- 7 guest suites in an established bed and breakfast
- 5,564 square feet of hospitality space
- 1880 construction date
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
$42,815
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
5.99%
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%
$856,300
$856.3K
Cap Rate 7%
$611,643
$611.6K
Cap Rate 9%
$475,722
$475.7K
Market Conditions
NOI Build-Up for 5,564 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
$100.2K $18.00/SF
− Vacancy
−$10.0K −$1.80/SF
EGI
$90.1K $16.20/SF
− OpEx
−$47.3K −$8.51/SF
NOI
$42.8K $7.69/SF
Area
Lancaster County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$856,300
Cap Rate 7%
$611,643
Cap Rate 9%
$475,722
Alternative Uses
Best Use
Hotel Hospitality
$611.6K
$535.2K – $713.6K
NOI $42,815 @ 7.0% cap · market cap 5.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.86M
$1.63M – $2.18M
NOI $130,517 @ 7.0% cap · market cap 18.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19501, PA
906
Population
377
Households
2.4
Avg Household Size
38
Median Age
22%
College-Educated
94%
High-School Grad
1.0 sq mi
ZIP Area
906
Density / Sq Mi
$80,000
Median Household Income
$45,300
Median Earnings
$1,023
Median Rent
$226,700
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Gasthof Fretz — 3 Market Plaza, Reinholds, PA 17569
- Amethyst Inn Bed & Breakfast — 144 W Main St, Adamstown, PA 19501
- VAAST Bed & Breakfast — 65 W Main St, Adamstown, PA 19501
- Adamstown Inns & Cottages — 62 w main st, adamstown, pa 19501
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic hospitality property with guest rooms, shared areas, and curated outdoor spaces.
Where is this bed & breakfast located?
The property is located at 144 W Main St Adamstown, PA.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: 7 guest suites in an established bed and breakfast; 5,564 square feet of hospitality space; 1880 construction date
