Victorian Multi-Family with Basement
For Sale
$255,900
158 S PERSHING Avenue, York, PA 17401
MULTI_FAMILY - Victorian - YORK, PA
Property Size2,180 SF
Lot Size0.03 Acres
Price / SF$117.39
Days on Market48
Property Features for 158 S PERSHING Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Rooms
Basement
Parking features
On Street
Appliances
Oven - Single, Refrigerator
Elementary school district
YORK CITY
Middle school district
YORK CITY
High school district
YORK CITY
Standard status
Active
Size
2,180 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
4170
Utilities
Heating system
Electric (Heating), Baseboard
Building Details
Year built
1900
Number of units
4
Building materials
Composition
Architectural style
Victorian
Listing Agency:
Beiler-Campbell Realtors-Quarryville
(717) 786-8000
Listed By:
RONALD L Clark
(717) 615-8986
Added: Jun 23
Changed: Jul 21
Last Checked: Aug 9 at 2:06AM
MLS# PAYK2106026
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.
Investment Insights
Based on property information with market context.
This Victorian multi-family property offers three primary units, with two currently rented and a third unit that has been remodeled and is ready to rent. There is also a fourth unit in the basement that was previously used as a barber shop and requires rehab.
The seller notes that a commercial zoning buyer should verify zoning requirements. The property is described as being near town center, with nearby shops, restaurants, a school, and a museum.
The building’s configuration includes multiple residential units alongside a basement commercial-style space that needs rehabilitation, creating flexibility for the right buyer while requiring due diligence on zoning and permitted uses.
The seller notes that a commercial zoning buyer should verify zoning requirements. The property is described as being near town center, with nearby shops, restaurants, a school, and a museum.
The building’s configuration includes multiple residential units alongside a basement commercial-style space that needs rehabilitation, creating flexibility for the right buyer while requiring due diligence on zoning and permitted uses.
Key Highlights
- 3‑unit property with a 4th unit in the basement (previously a barber shop) that needs rehab
- 2 units are rented; 3rd unit was remodeled and is ready to rent (2 bed, 1 bath units)
- Victorian‑style building with composition construction materials
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
$21,631
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
8.45%
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%
$432,620
$432.6K
Cap Rate 7%
$309,014
$309.0K
Cap Rate 9%
$240,344
$240.3K
Market Conditions
NOI Build-Up for 2,180 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
$32.7K $15.00/SF
− Vacancy
−$1.8K −$0.83/SF
EGI
$30.9K $14.17/SF
− OpEx
−$9.3K −$4.25/SF
NOI
$21.6K $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%
$432,620
Cap Rate 7%
$309,014
Cap Rate 9%
$240,344
Alternative Uses
Best Use
Multifamily LT 5
$309.0K
$270.4K – $360.5K
NOI $21,631 @ 7.0% cap · market cap 8.45%
Second Best
Apartment 5plus
$287.0K
$251.2K – $334.9K
NOI $20,093 @ 7.0% cap · market cap 7.85%
Theoretical Best
Office A
$631.2K
$552.3K – $736.4K
NOI $44,183 @ 7.0% cap · market cap 17.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
2,679
Businesses Nearby
Explore this area
Business Placement
Demographics for 17401, PA
18,771
Population
8,202
Households
2.3
Avg Household Size
32
Median Age
16%
College-Educated
80%
High-School Grad
1.5 sq mi
ZIP Area
12,514
Density / Sq Mi
$41,569
Median Household Income
$30,329
Median Earnings
$940
Median Rent
$84,500
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 - Three primary units with two currently rented and a remodeled two-bedroom, one-bath unit, plus a basement unit needing rehab.
Where is this quadplex located?
The property is located at 158 S PERSHING Avenue York, PA.
What is the asking price?
The asking price for this property is $255,900.
What are key features of this property?
This property features: 3‑unit property with a 4th unit in the basement (previously a barber shop) that needs rehab; 2 units are rented; 3rd unit was remodeled and is ready to rent (2 bed, 1 bath units); Victorian‑style building with composition construction materials
