Renovated Quadplex with
For Sale
$729,900
1480 Seven Valleys Rd, York, PA 17408
Renovated four-unit building with ample paved parking, available turnkey units, and an included two-post lift and air compressor.
Property Size4,042 SF
Lot Size0.69 Acres
Price / SF$180.58
Days on Market128
Property Features for 1480 Seven Valleys Rd
General Information
Standard status
Active
Size
4,042 SF
Total Parking Spaces
28
Lot size
0.69 Acres
Site & Location
Traffic Count
9,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$4,325
Amenities
Baseboard, Electric
Electric Water Heater
Building Details
Building Size
4,042 SF
Year Built
1939
Year Renovated
2026
Tenancy
Multi
Listing Agency:
Cummings & Co. Realtors
Listed By:
Andrew Spangenberger · License #RS327813
(717) 683-0525
Source:
Evrealestate
Added: May 1
Changed: Aug 31
Last Checked: Sep 5 at 5:46AM
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 Cummings & Co. Realtors
Investment Insights
Based on property information with market context.
The property at 1480 Seven Valleys Rd is a mixed-use quadplex investment consisting of a 4,042-square-foot building configured into four separate units on a 0.69-acre parcel. Over 20 paved parking spaces support tenant and visitor parking. The asset was renovated in 2026 and includes capital improvements such as new exterior vinyl siding, a newly paved parking lot, three updated kitchens, new flooring and paint throughout residential spaces, recessed lighting, and updated water service infrastructure. A two-post automotive lift and an air compressor convey with the sale.
Two of the four units are currently leased, while the remaining two units are vacant and described as fully updated and turnkey, suitable for immediate lease-up. The property is zoned commercial with a conforming use. It is situated along PA-616 with strong visibility and approximately 9,000 vehicles per day, with access to US Route 30 and I-83, and surrounding connectivity to York, Hanover, and the Maryland line within a 12 to 30 minute drive range.
Two of the four units are currently leased, while the remaining two units are vacant and described as fully updated and turnkey, suitable for immediate lease-up. The property is zoned commercial with a conforming use. It is situated along PA-616 with strong visibility and approximately 9,000 vehicles per day, with access to US Route 30 and I-83, and surrounding connectivity to York, Hanover, and the Maryland line within a 12 to 30 minute drive range.
Key Highlights
- 4,042 SF mixed‑use building on a 0.69‑acre parcel with four units and over 20 paved parking spaces
- Renovated in 2026 with capital improvements including new exterior vinyl siding, newly paved parking lot, and updated water service infrastructure
- Two units currently leased, including one on a multi‑year NNN structure where the tenant contributes toward common area expenses
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
$40,107
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
5.49%
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%
$802,140
$802.1K
Cap Rate 7%
$572,957
$573.0K
Cap Rate 9%
$445,633
$445.6K
Market Conditions
NOI Build-Up for 4,042 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
$60.6K $15.00/SF
− Vacancy
−$3.3K −$0.83/SF
EGI
$57.3K $14.17/SF
− OpEx
−$17.2K −$4.25/SF
NOI
$40.1K $9.92/SF
Area
York County, PA
Vacancy
5.50%
Lease Rate
$15.00 /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%
$802,140
Cap Rate 7%
$572,957
Cap Rate 9%
$445,633
Alternative Uses
Best Use
Multifamily LT 5
$573.0K
$501.3K – $668.5K
NOI $40,107 @ 7.0% cap · market cap 5.49%
Second Best
Apartment 5plus
$532.2K
$465.7K – $620.9K
NOI $37,255 @ 7.0% cap · market cap 5.10%
Theoretical Best
Office A
$1.17M
$1.02M – $1.37M
NOI $81,921 @ 7.0% cap · market cap 11.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Explore this area
Business Placement
Demographics for 17408, PA
24,187
Population
10,294
Households
2.3
Avg Household Size
46
Median Age
28%
College-Educated
96%
High-School Grad
26.8 sq mi
ZIP Area
903
Density / Sq Mi
$87,044
Median Household Income
$47,900
Median Earnings
$1,539
Median Rent
$240,000
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?
Quadplex - Renovated four-unit building with ample paved parking, available turnkey units, and an included two-post lift and air compressor.
Where is this quadplex located?
The property is located at 1480 Seven Valleys Rd York, PA.
What is the asking price?
The asking price for this property is $729,900.
What are key features of this property?
This property features: 4,042 SF mixed‑use building on a 0.69‑acre parcel with four units and over 20 paved parking spaces; Renovated in 2026 with capital improvements including new exterior vinyl siding, newly paved parking lot, and updated water service infrastructure; Two units currently leased, including one on a multi‑year NNN structure where the tenant contributes toward common area expenses
