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    Leola Multifamily Investment Opportunity Title is generated by Realmo AI

    154-158 MAIN Street W, Leola, PA 17540

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    Claim this Listing
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    For Sale
    $495,000

    MULTI_FAMILY - LEOLA, PA

    Property size:
    3,300 SF
    Lot size:
    0.42 Acres
    Price / SF:
    $150/SF
    Added:
    May 11, 2026
    Days on Market:
    2
    Last Refresh:
    May 12 at 4:06 pm

    Property Features for 154-158 MAIN Street W

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking
    12
    Parking features
    Off Street
    Standard status
    Active
    Size
    3,300 SF
    Lot size
    0.42 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5619

    Utilities

    Heating system
    Other (Heating)
    Cooling system
    Window Unit(s)

    Building Details

    Year built
    1920
    Number of units
    4
    Building materials
    Frame, Metal Siding

    We can help!

    Listing Contact
    Joshua Miller
    Joshua Miller

    Listing agent Joshua Miller License #RS365967

    Listing office Bennett Williams Realty, Inc. 3528 Concord Road, York, PA

    Listing date May 11, 2026

    MLS# PALA2087744 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    This is a rare four-unit multifamily investment property located in Leola, Lancaster County. The property is fully leased and contains four units, each featuring two bedrooms and one bathroom. Two units are situated on the first floor, and the remaining two are on the second floor. The property benefits from long-term tenant occupancy, providing stable in-place income, with potential for increased income through rent adjustments and the implementation of utility reimbursement fees. The current gross annual income is approximately $44,160, with a net operating income (NOI) of approximately $30,141. Pro forma projections estimate a gross annual income of approximately $46,200 with modest rent increases. The projected NOI is expected to increase to approximately $39,346 annually following the implementation of utility reimbursement fees and expense optimization. The property is located in a quiet residential area within the Conestoga Valley School District in Upper Leacock Township. It offers convenient access to Lancaster and surrounding employment and retail areas. The property size is 3300 square feet and the lot size is 0.42 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Pharmacy Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Leola
    County
    Lancaster
    State
    Pennsylvania
    Longitude
    -76.19662
    Latitude
    40.08634

    Nearby Similar for Sale

    • $579,900

      Warehouse with Retail and Parking

      Mixed-use property featuring retail, warehouse space, and parking.
      85 W MAIN STREET, LEOLA, PA 17540
      View Details
    • $1,200,000
      8,832 SF

      Leola Office Building For Sale

      8,832 SF office building with tenant and vacant suite.
      20 Trinity Dr, Leola, PA
      View Details

    FAQs

    What type of property is this?
    Quadplex - Four-unit multifamily property in Leola, Lancaster County.
    Where is this quadplex located?
    The property is located at 154-158 MAIN Street W Leola, PA.
    What is the asking price?
    The asking price for this property is $495,000.
    (717) 383-6647
    We can help!
    Listing Contact
    Joshua Miller
    Joshua Miller
    Real Estate License ID: RS365967
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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