Historic Mixed-Use
New
For Sale
$245,000
204 E Main St, Mount Joy, PA 17552
Flexible commercial and residential layout with updated kitchens and bathrooms, wood floors, and a former storefront area.
Property Size1,167 SF
Price / SF$209.94
Days on Market1
Property Features for 204 E Main St
General Information
Standard status
Active
Size
1,167 SF
Building Details
Year Built
1850
Listing Agency:
Kingsway Realty - Lancaster
Listed By:
Christine Nolt · License #RS332150
(717) 517-0407
Source:
Elkaimpropertygroup
Added: Sep 19
Last Checked: Sep 19 at 9:36AM
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 Kingsway Realty - Lancaster
Investment Insights
Based on property information with market context.
Built in 1850, this 1,167-square-foot mixed-use property combines commercial functionality with residential space. The front room previously operated as a storefront and can accommodate retail or office use. Interior features include wood flooring along with updated kitchen and bathroom areas.
The upper level includes one bedroom, a bonus room that may serve as a second bedroom, and a full bathroom. The property is located at 204 E Main St in Mount Joy’s Commercial District, with potential for a rooftop deck.
The upper level includes one bedroom, a bonus room that may serve as a second bedroom, and a full bathroom. The property is located at 204 E Main St in Mount Joy’s Commercial District, with potential for a rooftop deck.
Key Highlights
- 1,167 SF mixed‑use property built in 1850
- Front room previously used as a storefront
- Commercial District location at 204 E Main St, Mount Joy
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
$19,321
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
7.89%
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%
$386,420
$386.4K
Cap Rate 7%
$276,014
$276.0K
Cap Rate 9%
$214,678
$214.7K
Market Conditions
NOI Build-Up for 1,167 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
$30.0K $25.68/SF
− Vacancy
−$4.2K −$3.61/SF
EGI
$25.8K $22.07/SF
− OpEx
−$6.4K −$5.52/SF
NOI
$19.3K $16.56/SF
Area
Lancaster County, PA
Vacancy
14.04%
Lease Rate
$25.68 /SF/Yr
Expense Ratio
25.00%
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%
$386,420
Cap Rate 7%
$276,014
Cap Rate 9%
$214,678
Alternative Uses
Best Use
Office B
$276.0K
$241.5K – $322.0K
NOI $19,321 @ 7.0% cap · market cap 7.89%
Second Best
Mixed Use
$207.1K
$181.2K – $241.6K
NOI $14,494 @ 7.0% cap · market cap 5.92%
Theoretical Best
Office A
$391.1K
$342.2K – $456.3K
NOI $27,375 @ 7.0% cap · market cap 11.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
368
Businesses Nearby
Explore this area
Business Placement
Demographics for 17552, PA
20,393
Population
8,684
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
94%
High-School Grad
32.6 sq mi
ZIP Area
626
Density / Sq Mi
$89,776
Median Household Income
$48,718
Median Earnings
$1,225
Median Rent
$275,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial and residential layout with updated kitchens and bathrooms, wood floors, and a former storefront area.
Where is this mixed-use property located?
The property is located at 204 E Main St Mount Joy, PA.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: 1,167 SF mixed‑use property built in 1850; Front room previously used as a storefront; Commercial District location at 204 E Main St, Mount Joy
