Renovated Multifamily
New
For Sale
$849,000
19 & 25 S ANN STREET, Lancaster, PA 17602
Licensed multifamily asset with renovated interiors, professional management, and shared kitchen and bath facilities.
Property Size5,151 SF
Price / SF$164.82
Days on Market5
Property Features for 19 & 25 S ANN STREET
General Information
Standard status
Active
Size
5,151 SF
Property subtype
Commercial
Building Details
Year Built
1900
Listing Agency:
Astoria Realty Advisors LLC
(717) 425-6264
Listed By:
Benuel Esh · License #RS329980
(717) 344-4480
Source:
Cummingsrealtors
Added: Sep 12
Changed: Sep 15
Last Checked: Sep 15 at 5:49AM
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 Astoria Realty Advisors LLC
Investment Insights
Based on property information with market context.
This multifamily offering includes 2 nearly adjacent properties with 15 units in total. The configuration combines 3 apartments with 12 rooms that use shared kitchens and baths. Renovations have been completed throughout, and the property is fully licensed for its current operation.
Professional management is in place, supporting an operating model that functions similarly to a traditional apartment building. The properties were built in 1900 and are located at 19 & 25 S Ann Street in Lancaster, Pennsylvania. Current performance reflects an 8% cap rate.
Professional management is in place, supporting an operating model that functions similarly to a traditional apartment building. The properties were built in 1900 and are located at 19 & 25 S Ann Street in Lancaster, Pennsylvania. Current performance reflects an 8% cap rate.
Key Highlights
- 15 total units across 2 nearly adjacent properties
- Unit mix includes 3 apartments and 12 rooms
- Shared kitchens and baths serve the room units
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
$50,740
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
5.98%
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%
$1,014,800
$1.0M
Cap Rate 7%
$724,857
$724.9K
Cap Rate 9%
$563,778
$563.8K
Market Conditions
NOI Build-Up for 5,151 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
$92.7K $18.00/SF
− Vacancy
−$464 −$0.09/SF
EGI
$92.3K $17.91/SF
− OpEx
−$41.5K −$8.06/SF
NOI
$50.7K $9.85/SF
Area
Lancaster County, PA
Vacancy
0.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,014,800
Cap Rate 7%
$724,857
Cap Rate 9%
$563,778
Alternative Uses
Best Use
Apartment 5plus
$724.9K
$634.3K – $845.7K
NOI $50,740 @ 7.0% cap · market cap 5.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.73M
$1.51M – $2.01M
NOI $120,829 @ 7.0% cap · market cap 14.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,337
Businesses Nearby
Explore this area
Business Placement
Demographics for 17602, PA
52,665
Population
19,472
Households
2.7
Avg Household Size
37
Median Age
28%
College-Educated
83%
High-School Grad
24.6 sq mi
ZIP Area
2,141
Density / Sq Mi
$71,752
Median Household Income
$38,469
Median Earnings
$1,272
Median Rent
$250,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Apartment building - Licensed multifamily asset with renovated interiors, professional management, and shared kitchen and bath facilities.
Where is this apartment building located?
The property is located at 19 & 25 S ANN STREET Lancaster, PA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 15 total units across 2 nearly adjacent properties; Unit mix includes 3 apartments and 12 rooms; Shared kitchens and baths serve the room units
