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    Lewistown Multifamily Investment Opportunity Title is generated by Realmo AI

    170 VALLEY Street, Lewistown, PA 17044

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    For Sale
    $465,000

    MULTI_FAMILY - Other - LEWISTOWN, PA

    Lot size:
    0.10 Acres
    Added:
    Mar 23, 2026
    Days on Market:
    74
    Last Refresh:
    Jun 4 at 3:06 pm

    Property Features for 170 VALLEY Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    On Street
    Standard status
    Active
    Lot size
    0.10 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1493
    Number of units
    4
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Judah Hoover

    Listing agent Judah Hoover License #RS333488

    Listing office Keller Williams of Central PA 700 Bent Creek Boulevard, Enola, PA

    Listing date Mar 23, 2026

    MLS# PAMF2052922 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.

    HighLights

    • High Potential Cap Rate: Enjoy a stabilized cap rate of 23.8% and a current cap rate of 14.7%.
    • Significant Income Potential: Current monthly NOI ranges from $9,433 to $5,834, with annual NOI from $113,196 to $70,008.
    • Three Adjoining Properties: Portfolio includes three properties offering diverse investment strategies.
    • Value‑Add Opportunities: Includes properties requiring renovation with potential for increased rents and cash flow.
    • Repositioning Potential: 12 S Spruce St offers strong potential for conversion into a 12‑unit rooming house.
    • Partially Stabilized Income: 170 Valley St is partially stabilized with recently renovated units.

    Overview

    This portfolio includes three adjoining properties in Lewistown, Pennsylvania, presenting a mix of stabilized income and value-add potential. 170 Valley St features a partially stabilized 5-unit building. The unit mix includes one one-bedroom, two two-bedrooms, one three-bedroom, and one four-bedroom unit. Multiple units have been updated on the interior. Exterior improvements include a new front window and fresh paint. 12 S Spruce St is a blank slate with upside potential. The lower level features an open layout suitable for commercial or office use. The upper level is open and can be used for storage, apartment conversion, or expansion. There is strong potential to convert this building into a 12-unit rooming house, with high demand driven by the nearby hospital and medical training facilities. 14 S Spruce St includes a 1-bedroom and a 2-bedroom unit. This property requires full renovation and offers the ability to add significant value and increase future cash flow. The properties are located in Mifflin County, with the lot totaling 0.0984 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Lewistown
    County
    Mifflin
    State
    Pennsylvania
    Longitude
    -77.57039
    Latitude
    40.60276

    Nearby Similar for Sale

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      159-161 W FOURTH Street, LEWISTOWN, PA 17044
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    • $495,000

      Lewistown Investment Portfolio Opportunity

      Three properties with income and value-add potential in Lewistown.
      170 Valley Street, Lewistown, PA 17044
      View Details
    • $349,900

      Renovated Multi-Unit Investment Opportunity

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    FAQs

    What type of property is this?
    Multifamily property - Three properties with seven units, offering income and value-add potential.
    Where is this multifamily property located?
    The property is located at 170 VALLEY Street Lewistown, PA.
    What is the asking price?
    The asking price for this property is $465,000.
    What are key features of this property?
    This property features: High Potential Cap Rate: Enjoy a stabilized cap rate of 23.8% and a current cap rate of 14.7%.; Significant Income Potential: Current monthly NOI ranges from $9,433 to $5,834, with annual NOI from $113,196 to $70,008.; Three Adjoining Properties: Portfolio includes three properties offering diverse investment strategies.
    (717) 330-6648
    We can help!
    Listing Contact
    Judah Hoover
    Real Estate License ID: RS333488
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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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