Five-Unit Mixed-Use
For Sale
Contact for pricing
205 E King St, Lancaster, PA 17602
First-floor commercial space supports a combination of residential and business uses in downtown Lancaster.
Property Size3,322 SF
Price / SF$329.62
Days on Market108
Property Features for 205 E King St
General Information
Standard status
Active
Size
3,322 SF
Property subtype
OFFICE
Additional Details
Floor
1
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Sotheby's - Lusk & Associates | Lancaster
(717) 291-9101
Listed By:
Anne Lusk · License #RS210178L
(717) 271-9339
Source:
Moodyscre
Added: Jun 1
Changed: Sep 2
Last Checked: Sep 15 at 5:55AM
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 Sotheby's - Lusk & Associates | Lancaster
Investment Insights
Based on property information with market context.
This five-unit mixed-use property at 205 E King St in Lancaster, Pennsylvania, includes a first-floor commercial space within a 3,322-square-foot building. The configuration supports both residential and commercial occupancy, making the property suitable for an owner-occupant or an investor seeking a combination of uses.
Located in downtown Lancaster within Musser Park, the property is steps from Central Market, the Fulton Theatre, the Ware Center, and the courthouse. Restaurants, coffee shops, bakeries, shopping, and entertainment are also within walking distance. The setting provides direct access to established downtown amenities while maintaining a flexible five-unit layout.
Located in downtown Lancaster within Musser Park, the property is steps from Central Market, the Fulton Theatre, the Ware Center, and the courthouse. Restaurants, coffee shops, bakeries, shopping, and entertainment are also within walking distance. The setting provides direct access to established downtown amenities while maintaining a flexible five-unit layout.
Key Highlights
- Five‑unit mixed‑use building with a first‑floor commercial space
- 3,322‑square‑foot property at 205 E King St
- Located in downtown Lancaster within Musser Park
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
$54,999
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
5.02%
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%
$1,099,980
$1.1M
Cap Rate 7%
$785,700
$785.7K
Cap Rate 9%
$611,100
$611.1K
Market Conditions
NOI Build-Up for 3,322 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
$85.3K $25.68/SF
− Vacancy
−$12.0K −$3.61/SF
EGI
$73.3K $22.07/SF
− OpEx
−$18.3K −$5.52/SF
NOI
$55.0K $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%
$1,099,980
Cap Rate 7%
$785,700
Cap Rate 9%
$611,100
Alternative Uses
Best Use
Office B
$785.7K
$687.5K – $916.7K
NOI $54,999 @ 7.0% cap · market cap 5.02%
Second Best
Mixed Use
$589.4K
$515.7K – $687.7K
NOI $41,259 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$1.11M
$974.1K – $1.30M
NOI $77,926 @ 7.0% cap · market cap 7.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,528
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 Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - First-floor commercial space supports a combination of residential and business uses in downtown Lancaster.
Where is this mixed-use property located?
The property is located at 205 E King St Lancaster, PA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Five‑unit mixed‑use building with a first‑floor commercial space; 3,322‑square‑foot property at 205 E King St; Located in downtown Lancaster within Musser Park
